Loading...
HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1995 - 04/27 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING April 27, 1995 Noel Crume, Vice -Chairman Harold Biggs Ross Obermeyer Bruce Heller Kenneth Fulk, Chairman Jeffery Kelley Susan Bartlemay City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator George Conner, Director of Public Works Sally Leeper, Administrative Assistant With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Acting Chairman Crume at the City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes April 13. 1995 (Agenda Item IIl Acting Chairman Crume read the agenda item into the record as follows: "Approve minutes of April 13, 1995 Regular Meeting." MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Heller, the Commission voted 4 FOR and 0 OPPOSED to approve the minutes of April 13, 1995, as presented. A A PLANNING & ZONING COMMISSION APRIL 27, 1995 PAGE 2 Election of Secrelary (_Agenda Item III) Acting Chairman Crume read the agenda item into the record as follows: "Election of Officer - Secretary Commissioner Biggs placed the name of Bruce Heller in nomination for Secretary With no second, the nomination failed. Commissioner Obermeyer placed the name of Jeff Kelley in nomination for Secretary. Commissioner Heller seconded the nomination. With no other nominations, Commissioner Kelley was elected to the office of secretary by acclamation. Public Hearing Immanuel Lutheran Church (Agenda Item IV) Acting Chairman Crume read the agenda item into the record as follows: "Public Hearing - Consider a request by Immanuel Lutheran Church to change the zoning from Agriculture -Open Space to Community Facilities for use as a church with preschool and extended child care facilities on 5 acres of land located on Tract 8, Abstract 325, John Fyke Survey, City of Allen, Collin County, Texas; further described as being located at the northwest comer of Watters Road and Raintree Circle." Mr. Tom Keener presented the request to the Commission. The property is currently zoned Agriculture -Open Space (A-0). The Comprehensive Plan identifies this location as single family, and a church is compatible to single family The proponents are requesting to have child care and a school on the property. These uses are allowed by right as incidental uses in the Community Facilities (CF) District. The requirement for a traffic study was waived. A staff -approved site plan will be required. Acting Chairman Crume opened the public hearing. Mr Roger Baxter, 6 Glenbrook Circle, Lucas, Texas, spoke in favor of the request. Acting Chairman Crume closed the public hearing. Commissioner Biggs indicated this is a good location for a church. He added that five acres is an appropriate size for a church site. I PLANNING & ZONING COMMISSION APRIL 27. 1995 PAGE 3 Public Hearing Commissioner Obermeyer questioned the type of uses that would be allowed on property zoned Community Facilities and Mr. Keener responded with some examples. Any commercial use would require rezoning. MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Obermeyer, the Commission voted 4 FOR and 0 OPPOSED to approve the request by Immanuel Lutheran Church for zoning. FINDINGS. 1. The use is compatible to the surrounding area. 2. No traffic study was required because of the minimum number of trips generated by this use. 3. The property is located at the comer of two major thoroughfares. Public Hearing Oak Ridge III (Agenda Item V) Acting Chairman Crume read the agenda item into the record as follows: "Public Hearing - Consider a request by Sumeer, Inc. to rezone 5.2947 acres of the Commer- cial tract of Planned Development No. 11 to Planned Development No. II -Garden Home (PD - GH). This tract of land is located in Abstract No. 324, City of Allen, Collin County, Texas; further described as being located south of Exchange Parkway and west of Malone Road." Mr. Keener presented the request to the Commission. The request is for 29 single family lots. The proposed product is similar to that developed adjacent to the west and south. The 1992 Comprehensive Plan shows the property in question as commercial Mr. Keener indicated that if this property were included in the single family design earlier, a different design might have been provided; however, with the existing layout, the City's traffic analyst, Mr. John Friebele, was asked to review the request. One of Mr. Friebele's findings concerned the need for a median opening on Exchange Malone Road is shown to be an undivided thoroughfare and therefore turning access for traffic would not be a problem. Exchange Parkway is intended to be a divided thoroughfare. Mr. Friebele indicated two alternatives for median openings: I) at Shumard St. and at the new residential street intersection with Exchange, or 2) at Shumard St. and the west end of the commercial lot 1 (approxhnatley 40 feet from the west property line) A full traffic study was not required because residential uses generate less traffic than the current zoning of retail. Acting Chairman Crume opened the public hearing. PLANNING & ZONING COMMISSION itAPRIL 27, 1995 PAGE 4 Public Hearing Oak Ridge III (Cont.) (Agenda Item V) Mr. Tony Shaw, 5050 Fair Ridge Dr., Dallas, TX (Sumeer Homes), spoke to favor of the request. He stated that Sumeer did not own this property when the adjacent property was zoned and platted. They are requesting the same lot size as is allowed on the adjacent property The request leaves 11/2 acres of retail zoning at the corner. Their product is geared toward the first-time homebuyer in Allen. Acting Chairmau Creme closed the public hearing. Commissioner Biggs questioned whether the proponent has considered developing this property as commercial. He discussed the issue of downzoning the property, and Mr. Shaw discussed the amount of commercial property that is available in this area. Commissioner Biggs discussed the possible uses of the remaining 1'h acres. Commissioner Heller questioned the structure located at the corner, and Mr. Keener indicated it was a lift station. Mr. Conner stated that the lift station must remain in place, and this is most likely the reason that no development has occurred in this area. It will be removed when development occurs to the east. Commissioner Heller questioned whether the north/south street could be turned into lot No 2 to the west. It was indicated that lot No. 2 is vacant at this time. He suggested it might be possible to turn the new street to the west between lots 1 and 2. Commissioner Obermeyer questioned whether the proponent has any design alternatives and Mr. Shaw stated that there were none. Mr. Shaw suggested including a deceleration lane on Exchange Parkway entering the subdivision. Commissioner Biggs questioned the minimum house size requested, and Mr. Keener stated that Garden Home zoning allows minimum house size of 1000 square feet. Commissioner Obermeyer expressed concern regarding the traffic situation on Exchange and also regarding the small size of retail zoning that would remain at the corner Commissioner Heller questioned when Oak Ridge II was zoned, and was advised that it was zoned to 1993. Acting Chairman Crume indicated that he was not comfortable with the downzoning. He added that the traffic situation was a problem. He further indicated that he considered 5 acres (the existing retail site) to be an appropriate size for retail. Commissioner Heller agreed that the traffic situation on Exchange could be a problem. Mr. Keener explained to the Commission that Mr. Friebele had indicated that, although the situation is not ideal, it would be allowable. PLANNING & ZONING COMMISSION APRIL 27, 1995 PAGE 5 Public Hearing Oak Rid2e III (Cont.) (Agenda Item V) MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Obermeyer, the Commission voted 3 FOR and 1 OPPOSED, with Commissioner Heller opposed, to deny the request. MAJORITY FINDINGS. 1. The request represents downzoning of the property 2. Traffic issue is a problem. 3. Garden Home minimum house sizes should complement the existing development to the west. 4 The request would leave the 1 1fi acres of retail with no buffer to the homes. 5. It would have been possible to set a specific use on the 1112 acre retail tract MINORITY FINDINGS. i 1. It would have been possible to table the request and give further consideration to it. I PLANNING & ZONING COMMISSION APRIL 27, 1995 PAGE 6 RMNOW .u. Mr' _ .iTr• . ii MEMENNEffumF7ii�i17U Acting Chairman Crume read the agenda item into the record as follows "Review of Comprehensive Zoning Ordinance. The following comments were made regarding the Site Plan Section: C. 6. 5' wide concrete sidewalk within the right-of-way; typically located on the property line. E. Sanitation 1. Dumpster and trash compactor locations and screening. 2. Staff was requested to contact BFI regarding their requirements and these should be incorporated into the ordinance. F Location of Off-site Improvements 1. Adjacent drives 2. Existing and proposed median cuts 3. Parking, buildings or other structures within 50' of subject property G. Miscellaneous 1. Indicate adjacent property a. Subdivision name b. Property lines c Zoning H. Landscape Areas 1 This section will be considered when the Landscape subcommittee has completed their work. 1. Outdoor Lighting 1. This section will be considered when the Lighting subcommittee has completed their work. J. Variances 1. Any variances to the existing ordinances must be noted on the site plan. Mr. Bill Petty suggested that the Commission consider allowing staff approval of all site plans, whether in Planned Developments, or for Specific Use Permits, because this is a major contributor to slowing the zoning process. The site plan requirements should be specific enough to allow staff to determine if they are in compliance. Acting Chairman Cmme suggested a subcommittee be charged with consider- ing the above process and Commissioner Heller was appointed to serve on this subcommittee. PLANNING & ZONING COMMISSION APRIL 27, 1995 OTHER BUSINESS. PAGE 7 Mr. Petty advised the Commission that the City has received a request for zoning on property that is currently in the City of Plano. Staff is recommending that this public hearing be held and further action delayed until the property is disannexed from Plano and annexation into Allen is requested. The Commission set a workshop meeting date for Thursday, May 4, 1995, at the Library Meeting Room. ADJOURN: MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Obermeyer, the Commission voted4 FOR and 0 OPPOSED to adjourn the March 9, 1995, meeting at 10:50 p.m. These minutes approved this // day of 1995. Ken Fulk, Chairman jeff Kelley; Sep Noe/ Crum(+ V- C{ 0