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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1994 - 07/14 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING JULY 14, 1994 John Garcia, Chairman Douglas Gallagher, Vice -Chairman Harold Biggs Jeffery Kelley Steve Allen Kenneth Fulk, Secretary Noel Crume Tom Keener, Development Coordinator George Conner, Director of Public Works Sally Leeper, Secretary With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Chairman Garcia at the City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes June 23. 1994 Chairman Garcia read the agenda item into the record as follows: "Approve minutes of June 23, 1994, Regular Meeting." MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley, the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of June 23, 1994, as presented. �I I I PLANNING & ZONING COMMISSION JULY 14, 1994 PAGE 2 Approve Minutes June 29. 1994 (Aeenda Item III) Chairman Garcia read the agenda item into the record as follows: "Approve minutes of lune 29, 1994, Workshop Meeting." MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley, the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of June 29, 1994, as presented. Tabled Item Suncreek Zoning Request (Agenda Item IV) Chairman Garcia read the agenda item into the record as follows: "TABLED ITEM - Public Heating - Consider a request by Plano/Allen Suncreek, Ltd., HC Associates, lack Evans, Jr. and the Baptist Church Loan Corporation to amend Planned Development No. 31 (PD 31) to include Local Retail, Office, Multi -family, Single-family, Public and Private Community Facilities districts, and a tree preservation policy on 282.7 acres of land located south of West McDermott Drive, north of Hedgecoxe Road, in the vicinity of proposed Alma Drive and Suncreek Boulevard, in the following surveys and ab- stracts. 5.442 acres in Joseph H. Wilcox Survey, Abstract 1017; 51 175 acres in Joseph H. Wilcox Survey, Abstract 1017, 177 451 acres in Joseph H. Wilcox Survey, Abstract 1017, 1018; 33.702 acres in GW Ford Survey, Abstract 326; 10.3 acres in Joab Butler Survey, Abstract 47 and J H. Wilcox Survey, Abstract 1017; 4.7 acres in GW Ford Survey, Abstract 326" MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley, the Commission voted 5 FOR and 0 OPPOSED to remove Agenda Item IV from the table. Chairman Garcia discussed the process for closing the public hearing and it was announced that the public hearing will be recessed until the next regularly scheduled meeting, which is July 28, 1994 Mr. Tary Arterbum discussed the use regulations proposed in the planned development. He provided copies to the Commission of amendments to the request. The height in all of the single family districts is being requested at 35', 2ih stories. Mr. Keener added that consideration is being given to amending the Zoning Ordinance to allow 35' Side yards are proposed for SF -1 of 10% or 8', whichever is less; SF -2 is 10% or 6', whichever is less; SF -3, 5' plus 5' or 9' plus 1', SF -4 is 5' or 9' plus 1' The lot width and depth was discussed. SF -4 is indicated to be a minimum lot width of 35' This will be a single family detached product. A 10 -foot separation will always be kept between dwellings. PLANNING & ZONING COMMISSION JULY 14, 1994 PAGE 3 The height in the MF district is 36', or 3 stories, which is comparable to the Zoning Ordinance MF -2 category LR is the same as existing zoning and is in conformance to Zoning Ordinance except for the 35 -foot height and 15 -foot landscape buffer requirement. The Office conforms to Zoning Ordinance except for the 35 -foot height and 15 -foot landscape buffer and lighting requirements. Mr Arterbum reviewed the uses to be allowed in the Office and LR Districts. The request is to mirror the uses allowed in the Zoning Ordinance. Consensus was to delete the use of Utility Substation, Helistop, Radio Tower, Hotel/Motel, Parking Lots, Private Garage, and Public Garage. Mr. Arterbum suggested that language could be added to insure that the uses allowed would be those allowed in the current or any revised Zoning Ordinance for LR and Office. Mr. Keener provided information regarding additional deviations from the Zoning Ordinance on setback requirements. 1. Front yard setbacks are being requested at 20' [L 2. Normal rear yard is 15', and the request indicated 10' Maximum lot coverage is 40% in R-5, and the request indicated 50% The Commission indicated that they had no further comments regarding the setback requirements. Staff further recommended that should a lighting ordinance be adopted, that those requirements would supersede the requirements indicated in this PD request. Commissioner Gallagher questioned the completion of the floodplain study, and Mr. Greg Rich stated that the study would be available before next week's scheduled workshop on July 20th. Chairman Garcia indicated that he had discussed the case with Mr. Lonnie Thomas of the Park Board, and as a result, Ms. Leah Magruder of the Park Board will be attending the workshops and acting as liaison between the Commission and the Park Board. Chairman Garcia opened the public hearing. Ms. Mary McDermott Cook requested clarification regarding the public hearing process and requested permission to be allowed to speak at the workshop sessions. She further requested permission to speak at a public hearing after final discussions are held. Chairman Garcia indicated that the public hearing will be recessed until the next regularly scheduled meeting on July 28 at 7.30 p.m Ms. Cook indicated that she has met with the proponent and appreciates the time they have spent with her. She is in support of the 35 -foot height, but not in support of the narrower side, front and rear yards. PLANNING & ZONING COMMISSION JULY 14, 1994 PAGE 4 Chairman Garcia recessed the public hearing until July 28, 1994, at 7:30 p.m. Chairman Garcia questioned the accessibility of the property for the tour by the Commissioners. A tentative time was set for 4,00 p.m. Monday and 6:00 p.m. Wednesday Those interested should meet at City Hall. Commissioner Gallagher indicated that he will be out of town for the next two weeks and will be missing the two workshop meetings that are scheduled. He offered the following comments and concerns regarding this request: 1. Tree preservation - care should be given with heavy equipment being used near the tree covers The tree preservation requirements includes a number of exceptions such as roadways, easements, right-of-ways, etc., rear entry lots. The City Manager and Director of Community Development has discussed the purchase of the 20 -acre tree area with the proponent; Commissioner Gallagher believes that the City is paying more for the tree area than it is worth. Additional density is being given and the City is not being given enough to compensate for this increased density Chairman Garcia requested City staff to provide copies of the minutes of the upcoming workshops to Commissioner Gallagher as soon as they are available. Mr. Rich stated that they are not asking for more density than is currently allowed in the Planned Development zoning. The submission includes a request for 1231 units He requested that the value of the land to be purchased should be set now, at today's values. Mr. Rich suggested using a third party to establish the value within the next three months and set that as the purchase price with the inclusion of some interest. Commissioner Kelley discussed lighting issues in the residential areas for street lighting. Mr. Rich stated that they are planning special feature lighting in the residential area which is being offered to them by both Denton County Coop and TU Electric. Commissioner Kelley suggested that consider- ation be given to brightness. I PLANNING & ZONING COMMISSION July 14, 1994 PAGE 5 Public Hearing Kendall Land Comuanv (Agenda Item V) Chairman Garcia read the agenda item into the record as follows: "Public Hearing - Consider a request by Kendall Land Corporation for planned development zoning to include single family, commercial, multi -family, and community facilities districts. The property is currently under consideration for annexation by the City The property is described as being located at the southeast corner of McDermott Drive (F.M. 2170) and Custer Road, being 65.117 acres situated in the John Huffman Survey, Abstract No. 416, Collin County, Texas; further described as being at the southeast corner of Custer Road and McDermott Drive. Mr. Keener provided the Commission with a memo from Mr. Bill Petty, Director of Community Development, regarding regional issues between the City of Allen and the City of Plano. A letter was also provided from Phyllis Jerrell in Plano addressing the zoning along Custer and McDermott The Commission was further provided an addenda by the petitioner regarding the shopping center tract which places a maximum FAR of .2:1 on that tract. The Zoning Ordinance allows a 1. 1.25 FAR and the proponent is limiting this to .2:1 voluntarily This is being done in order to validate the traffic study Open space had been a concern of City staff, and the proponent has agreed to provide development standards regarding open space. The Commission was also provided letters regarding traffic study review Mr. John Glad, Glad Associates, presented the request to the Commission The site includes 57+ acres at the southeast corner of McDermott and Custer. The State is planning to reconstruct Custer Road in 1995 to a 6 -lane divided road. He stated that this site is appropriate for residential and commercial development. This particular tract is being planned for a slightly higher density than would be appropriate for property to the east. The property is designed to buffer property to the east and south The proponent has agreed to dedicate 1.5 acres for a water tower at this location. They are proposing a master service plan for utilities. Development of this site will cause the construction of the utilities all along McDermott, and therefore provide the utilities to this section of Allen. It was noted that the entire right-of-way of Custer Road is in the City of Plano. Mr. Glad suggested that the densities should be placed along the western edge of Allen to allow for buffering between the dense development planned in Plano and the lower density to the east Mr. Glad stated that they feel they should be allowed the higher density being requested in the single family tract because of their agreement to dedicate the 1.5 acre water tower site. They are requesting 4 8 units per acre for 25.1 acres. They are requesting 200 multi -family units with an increase based on bonus credits for landscaping and architectural improvements to increase the density to 24 units per acre. PLANNING &, ZONING COMMISSION July 14, 1994 PAGE 6 Mr. Glad indicated that Tract C includes 20 acres for commercial. The Comprehensive Plan would allow a higher density of retail space than they are proposing. Regarding open space, they are proposing to use open areas surrounding the multi -family as well as the 1.5 acres in the water tower site and some land to the south of the commercial to meet the open space requirement. There are 4.2 acres required. Maintenance of the open space will be the responsibility of the property owner. Commissioner Allen questioned whether there was a major tree stand in the open space area and Mr. Glad stated there was not. Mr. Keener complimented the proponent for their creativity, especially with regard to the open space. He discussed the plan with respect to comparison to the Comprehensive Plan. The request is for 20 acres of Commercial. The Comprehensive Plan established and identified this corner as an important commercial comer. The zoning in Plano includes commercial on both corners. He added that the Comprehensive Plan suggests 10-15 acres for commercial sites, and the proponent is requesting an additional 5 acres. He noted that the multi -family is compatible to the retail. The request is for 200 units of multi -family, with provisions for an increase to 264 units with enhancements. The Plan allocated 270 multifamily units for this neighborhood district. The Suncreek proposal contains 290 units, and this request is for a potential 264 units. The Commission should note that should they approve the proposal, there will be an excess of the Plan tables. This would need to be addressed in other neighborhood districts. He added that there is a substantial amount of multi -family to the west to Plano. Mr Keener added that this is an ideal site for the water storage site, and is identified in the Compre- hensive Plan as such. The proponent has indicated dedication of 1.5 acres for this site. They will provide fee title within 1 year, or at the time of platting of any tract, whichever comes first. He agreed that the location of this site will lead to some decline in value for the residential, and the proponent is requesting a higher density for compensation. He suggested a slightly higher density than allowed by the Plan be allowed. Mr. Keener added that the lot size and area requirements are similar to the Garden Home District. He stated that the Commission should consider the following 1. Dedication of the water tower is being used to satisfy part of the open space requirement. 2. logging trail around the multi -family appears to be a unique concept. 3. Roadway between single family and commercial to Custer needs to be defined to maintain the open space. 4. No major tree stands and no major creeks are located on this property 5. Traffic study concerns. PLANNING & ZONING COMMISSION July 14, 1994 PAGE 7 At this point the Commission and the traffic consultants discussed the traffic study and Mr. John Friebele's review of that study at great length. Chainuan Garcia opened the public hearing. The following persons spoke regarding this request: Mr. Jack Roach, owner of the 33 acres north of McDermott between Twin Creeks and the McDermott property He expressed concern regarding the watershed. He discussed the recent annexation process in the northwest quadrant, and stated that they were promised protection through the zoning process and sees this request as a change to what has been started in Twin Creeks. He discussed the shopping center properties in the area. The proposal represents a change in character of what currently exists in the area with Twin Creeks, Watters Crossing, and The Woods. Mr. Greg Judah, 11 Wooded Lane, representing the development of The Woods, stated that they had a homeowners meeting and 80% of the people in this development have moved to Allen to get away from the traffic. He is surprised to hear that McDermott is planned for 8 lanes He understands that the State is not considering construction of McDermott at this time. He stated he feels that 20 acres of commercial is almost twice that which is necessary An appropriate size would be 10-12 acres. It is their opinion that this is going backwards for this corridor. Regarding the multi -family tract, they request it be eliminated. He discussed his reasons for eliminating the multi -family Regarding the community facilities tract (water tower), they do not object to this, but do agree it will decrease the value of the single family property He discussed water problems they have in The Woods. They support single family development on the majority of the tract, but expressed concern regarding the higher density proposed. He has been told that the McDermott property is planned for development in 1-3 acre estates, and recommended 9,000 square foot lots. He added that the traffic in the morning is stop -n -go to Custer. Mary McDermott Cook, co-owner of the McDermott Ranch, indicated that she plans to develop her property into estate lots. There is a pond and specimen trees on the proposed tract. She recommend- ed a 12 -acre commercial development She prefers that the multi -family be eliminated. Chairman Garcia closed the public hearing. Mr. Tom Keener requested that the City Engineer address the water concerns that were mentioned during the public hearing. Commissioner Allen questioned whether there were other locations for the proposed water tower. Mr. George Conner stated that this location is the highest spot on the west side, and towers are generally located at the exteriors of the City The tower would need a high elevation. This property has been identified for a water tower site for over 10 years. Mr. Conner indicated that the City is at the edge of acceptable pressure in this area. The current system could provide approximately one additional development. It is possible that growth might have to be limited until water can be supplied to the area. Only one 12" line is in place at this time. The solution would be an additional water line along Rowlett or along Bethany Twin Creeks has promised, before Phase 3, to bring an 18" line along Rowlett with a 12" line along Alma to create a loop in that area. This will alleviate the problem on the west side. The problem with The Woods is that they are vulnerable to any cut in the line. He is working with the City of Plano to connect to PLANNING & ZONING COMMISSION July 14, 1994 PAGE 8 their water source if there is a drop in pressure. He also discussed the plans by North Texas Municipal Water district for a water line along proposed Ridgeview Mr. Glad expressed appreciation to the City staff and the neighborhood association representatives for their comments He indicated again that this proposal includes a development opportunity and also a buffer from the commercial to be developed in Plano. Commissioner Gallagher asked what the appropriate density would be for this tract to allow accept- able traffic Bow on McDermott. Mr. Glad stated it would depend on the assumptions used in the traffic study Commissioner Gallagher indicated that the request, together with the Suncreek proposal, represents more than twice the allotment for multi -family in this neighborhood district. Mr. Keener stated that although this is true, consideration needs to be given to the economics involved. Commissioner Gallagher suggested a buffer would be necessary between the commercial and single family He questioned plans for parkland and Mr. Glad stated that he would be paying park dedication fees at the time of platting. The open space shown on the plan is not used to satisfy the park dedication fees, but rather the open space requirements of a planned development. Commission- er Gallagher stated that he does not feel that the water tower area should be used to satisfy open space. He indicated that there is a pond on the commercial tract, and questioned the treatment of that. Mr. Glad indicated that this is located on the property that is planned for a grocery store. He has been told that this is not a natural feature, but rather a stock pond. Commissioner Gallagher questioned drainage concerns on the property Mr. Conner stated that this would be studied at the time of platting. Commissioner Allen commented that he is not in favor of the multi -family zoning, and questioned whether this tract should include a shopping center. Chairman Garcia indicated that he feels that the densities proposed are too high, but the uses are appropriate. He added that by using the "standard" approach to the traffic review, there is a traffic problem on McDermott. Commissioner Allen questioned Ms. Cook as to the intentions for the property to the north. Ms. Cook stated there are 80 acres north of McDermott and 520 acres south of McDermott and east of the proposal. These 520 acres are guaranteed to be held for large estate lots. She stated she hopes the property to the north will be consistent with the Comprehensive Plan. The consensus of the Commission was to table the request. Mr. Keener asked the proponent if he had any questions of the Commission regarding the direction he should take. Mr. Glad stated he was not sure what the Commission's desires were MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Biggs, the Commission voted 5 FOR and 0 OPPOSED to table the request. PLANNING & ZONING COMMISSION ■(it July 14, 1994 PAGE 9 Amended Plat Allen Business Park Lot 1-A Block A (Agenda Item VI) "Amended Plat - Consider amended plat of Lot 1-A, Block A, Allen Business Park, being 38.240 acres located in the Rufus Sewell Survey, Abstract No. 875, and William Perrin Survey, Abstract No. 708, City of Allen, Collin County, Texas; further described as being located southwest of S.H. 5 and Bethany Drive. Mr. Tom Keener indicated that this amended plat is the result of the expansion of Lyrick Enterprises for the development of a movie/TV lot. The proposal is in conformance with the approved zoning on this property Engineering and fire marshal approval has been given. Necessary services are being provided, and minor tree removal will be necessary Mr. Chris Henry and Ms. Betty Buckley of Big Feats Entertainment, and Jun Coke, Engineer, were present to represent the request. Commissioner Gallagher suggested that a subcommittee might be considered to work on this project. Commissioner Allen suggested that the direction should be toward development of a landscape ordinance and the only tree preservation that needs to be considered is that contained in the flood- plain. Commissioner Biggs requested staff to consider proposing an ordinance that has been acceptable by another city The consensus was to continue this agenda item on each agenda. MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Biggs, the Commission voted 5 FOR and 0 OPPOSED to adjourn the July 14, 1994, meeting at 11.10 P.M. These minutes approved this'day of 1994. Johnfarcia, Chairman Kenneth Fulk, Secretary I