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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1993 - 01/13 - WorkshopALLEN PLANNING & ZONING COMMISSION WORKSHOP MEETING JANUARY 13, 1993 ATTENDANCE Commission Members Present John Garcia, Chairman Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Jeffery Kelley Steve Allen Noel Crume Commission Members Absent: Douglas Gallagher City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Dave Whitehead, Director of Public Works 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 7:00 p.m. by Chairman Garcia at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. WORKSHOP - TWIN CREEKS PROPOSAL Meeting Schedule: Chairman Garcia presented a proposed schedule of future meetings. He suggest- ed that the Commission meet each Wednesday and Thursday through the first part of March. Mr. Richard Ferrara stated that the proponent had one scheduling conflict with the proposed schedule. Proponent's traffic consultant is not available on January 20th, and he requested changing the topic on that night. Mr. Keener stated he will contact the City's traffic consultant to confirm any change in dates for this meeting. Overview: Mr. Terry Haines, Baldwin Company, presented an overview of the project. PLANNING & ZONING COMMISSION JANUARY 13, 1993 PAGE 2 LAND USES: Chairman Garcia discussed the overall land uses proposed. Exhibit 3 of the proposal was reviewed. Mr. Keener discussed the rational of the Comprehensive Plan along U.S. 75. He stated that there is no concentration of a substantial difference between the existing zoning, the Zoning Ordinance, and the proposed zoning districts. There are, however, some specific uses which are more liberal in the proposal. Mr. Petty suggested consideration should be given to the fact that the Zoning Ordinance Review Committee is presenting meeting to review the current Schedule of Uses in the Zoning Ordinance. They are charged with a review of the allowable uses in each district; specifically the Specific Use Permits. This is in the process at this time, and a recommendation has not been made. Commissioner Crume questioned whether the Economic Development Corporation had any comments regarding this request. Chairman Garcia stated that they were welcome at any meetings, and further reminded the Commission that a public hearing was held and their comments were welcome at that time. School Sites: The dual designations of CF -SF and CF -MF were discussed. Proponent advised that the proposal includes these dual designations, with an underlying single family or multi -family, which are intended to apply only at such time as the school district refuses to accept the land for their use. The problem is that the school district is not ready at this time to commit to specific locations for the school sites. Mr. Petty stated that language should be added to the ordinance stating that it would require a state of refusal from the school district to revert the zoning to single family or multi -family. Chairman Garcia stated that he is hopeful the school sites can be located before this plan is considered for recommendation to the City Council. Mr. Bruce Smith agreed to the above language, but added that a timeframe should be added to the requirement for the school district to make a decision, possibly 5 or 10 years. Mr. Haines stated that Tract 32F, on Alma Drive, is being given to the school district, and this will be accomplished at the time of platting the adjacent proper- ty, or at the school district's request, whichever comes first. Mr. Ferrara added that this particular elementary school will possibly be the first one built in the area. However, it will depend on where the growth occurs, either in this devel- opment or in the Watters Crossing development south of McDermott. Mr. Petty discussed the need for the extension of Alma Drive when this school site is developed. Mr. Smith stated that two lanes of Alma Drive will be extended from its existing location to the site. PLANNING & ZONING COMMISSION JANUARY 13, 1993 PAGE 3 Mr. Haines stated that the high school is located at this particular site because it is their feeling that corporate users desire to share at the educational level. The consensus of the commission was that the school sites proposed are appropri- ate with the wording that is proposed regarding rejection by the school district. Tract 15 and 25a Discussion was held regarding the size of the shopping center tract 15. Mr. Petty stated that the Comprehensive Plan recognizes a need for 15 to 16 acres of shopping center at the intersection of two major thoroughfares, which would include this tract. Chairman Garcia questioned plans for transition from the shopping center to single family. Mr. Haines stated that the proponent's preference was to keep the adjacent area pure single family and use development standards to complete the buffer. He discussed the development standards being proposed. Tract 30 Chairman Garcia discussed zoning adjacent to Tract 30. This is planned to be single family. Tract 1 and Tract 7: North of Tract 1 is is corridor commercial and north of Tract 7 is neighborhood residential. Development standards that would be used adjacent to these areas was discussed. Kittyhawk and Tract 9A: Regarding the Kittyhawk Airport area, reference was made to the request during the public hearing for consideration of adjacent land uses and additional height restrictions for buildings. A discussion was held regarding what might be a compatible land use to a small airport. Chairman Garcia expressed concern with the possibility of including warehouses to the south of the airport in Tract 9A. He suggested that a distribution center would not be a compatible use to single family, with specific reference to the airport development. Further consideration should be given to the uses in Tract 9A. Mr. Ferrara stated that they have worked very hard with the Kittyhawk resi- dents. He added that he will entertain any suggestions that staff or the Commis- sion have to satisfy this question. He stated he will consider the heavier land uses in Tract 9A, Mr. Haines discussed the issue of fuel spillage at the airport and the future problems this might cause. PLANNING & ZONING CONAUSSION 4 JANUARY 13, 1993 PAGE 4 Mr. Smith questioned which uses were offensive to the Commission for Tract 9A. Adjacent Zoning: West of the Twin Creeks property is planned for neighborhood residential, which will be a compatible use to the proposal. Mr. Petty stated that the community facilities uses will be addressed at a future workshop. Multi -family and Medium Density: Commissioner Crume expressed a possible concern with the total units of multi- family. Commissioner Allen questioned the reduction in the units of medium density. Mr. Ferrara stated that the existing multi -family includes the units currently zoned for multi -family and townhome. He further discussed the development standards being proposed for the multi -family. He added that the unit count includes the school sites and if the school sites actually develop as such the maximum units will be reduced accordingly. Staff indicated that the Comprehensive Plan indicates a need for 1200 multi -family units. The proposal is for 2679 units, and existing zoning allows for 2470 units. Proponent stated that their figure for proposed multi -family units is 2179. This number will be researched and determined. Commissioner Fulk suggested that an attempt should be made to satisfy the needs of the lower income residential families. Mr. Petty clarified the fact that medium density zoning, established with minimums, would allow for less density if the market conditions indicate a need. The proponent stated that they will consider establishing medium density areas with minimums. Overall Land Uses: The Comprehensive Plan allows for 1965 single family units, the existing zoning for 1514 single family units, and the proposal is for 1985 units. The consensus of the Commission was that the overall land use plan is appropri- ate. Commissioner Crume suggested that comparisons should be made of the proposed zoning to the Comprehensive Plan and Mr. Keener concurred with the suggestion. Chairman Garcia requested confirmation of the numbers being proposed for multi- family and single family development. Mr. Petty stated that the City does need to zone in conformance with the Compre- hensive Plan; however, recognition should be given to the fact that the Compre- hensive Plan is only a guideline and when actual numbers are considered, existing zoning needs to be a part of the consideration. Uses by District: PLANNING & ZONING COWESSION JANUARY 13, 1993 PAGE 5 It was suggested that the land use comparisons be introduced tonight, and considered further at the next meeting. Mr. Keener requested that the Commission, by Monday, call City staff with a list of individual uses in which they have a problem. From this list he will make a collective list of problem areas. Chairman Garcia suggested that the Commission- ers call City staff whether or not they have any concerns. NEXT MEETING: The next meeting is scheduled for January 20, 1993, at 7:00 p.m. at the City Council Chambers. The agenda will include completion of land use comparisons and traffic considerations if the traffic consultants are available. OTHER BUSINESS: Mr. Keener presented the Commission with a comparison of platting fees from other cities in preparation to Thursday's workshop on the Subdivision Ordinance. ADJOURN: MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Biggs, the Commission voted 6 FOR and 0 OPPOSED to adjourn the January 13, 1993, meeting at 10:10 p.m. These minutes approved this d' C/ 1993. I d� John 'arcia, Chairman I day of tG 41 i Kenneth Fulk, Secretary