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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1999 - 07/08 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING JULY 8, 1999 ATTENDANCE: Commission Members Present: Ross Obermeyer, Chairman Jeffrey Kelley Pamela Smith Scott Neice Commission Members Absent: Jeff McGregor, Vice-Chauman Kevin Kerr Mark Pacheco City Staff Present: Marcie Diamond, Senior Planner Pam Conway, Secretary George Conner, Director Public Works Don Horton, Director Parks & Recreation Jason Marshall, City Attorney's Office REGULAR MEETING CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the Commission Member's present, the Allen Planning & Zoning Commission was called to order at 7:35 p.m., by Chairman Obermeyer, at the City Council Chambers, Allen Public Library, Two Allen Civic Plaza, Allen, Texas. Consent Agenda Agenda Item 11 A. Approve Minutes of June 24, 1999 B. Final Plat—Consider a request for a Final Plat for Spring Meadow, containing 67.539 acres of land situated to the Henry Weisel Survey, Abstract No. 1026, Collin County, Texas; further described as being located north and west of Exchange Parkway on S.H. 5. C. Final Plat — Consider a request for a Final Plat for North Bethany Lake Estates, Phase 1, containing 28.504 acres of land situated in the William Snyder Survey, Abstract No. 821, City of Allen, Collin County, Texas; further described as being located at the northwest corner of Bethany Drive and F.M. 2551. C D Final Plat— Consider a request for a Final Plat for Allen Tech Center Addition, Lot 5, Block 1, containing 3.2089 acres of land situated in the William Perrin Survey, PLANNING & ZONING COMMISSION JULY 8, 1999 PAGE Abstract No. 708, Collin County, Texas; further described as being located north of Bethany Drive on the east side of U.S. 75. Motion: Upon a motion by Commission Member Kelley and a second by Commission Member Neice, the Commission voted 4 FOR and 0 OPPOSED to approve the Consent Agenda as submitted. Motion Carried. PRELIMINARY PLAT Allen Watters L.P.. Agenda Item III Chairman Obenneyer read the agenda item into the record as follows: "Consider a request for a Preliminary Plat for Allen Watters L.P., Lots l — 3, Block A, containing 12.338 acres of land situated in the Michael See Survey, Abstract No. 543, City of Allen, Collin County, Texas; further described as being located southwest of McDermott Drive and Watters Road." Ms. Diamond presented the item to the Commission. She stated that they are platting this into 3 lots and noted that a user on the large lot is yet to be determined. The pad sites are for drive-through restaurant uses. Ms. Diamond also stated that the last line of staffs memo to the Commission was inadvertently omitted and it should say "A fifty foot setback along Watters and McDermott" �+ Ms. Diamond stated that [here are no trees on the property and that Staff recommends that the Commission approve this Preliminary Plat as submitted. Sherrod Bibb, Winkelmann & Assoc., 1108 Blackenhurst, Allen, agreed with the staff comments and respectfully requested approval. Motion: Upon a motion by Commission Member Neice and a second by Commission Member Kelley, the Commission voted 4 FOR and 0 OPPOSED to approve the Preliminary Plat for Allen Watters L.P. as submitted. The Motion Carried. TABLED ITEM - PUBLIC HEARING Chaparral Crossing Apartments Agenda Item IV Chairman Obenneyer read the agenda item into the record as follows: "Consider a request for a Planned Development District for Multi -Family uses on property currently zoned Agriculture/Openspace (AO). The property is 22.262 t acres of land situated in the McBain Jameson Survey, Abstract No. 491, City of Allen, Collin County, Texas; further described as being located on S.H. 5 north of Chaparral Road." Ms. Diamond presented the item to the Commission. She stated that since the last meeting, the total numbers of units were reduced from 352 to 332, and they have eliminated the 3 story units at the ends of the building closest to Collin Square, which reduced the total units. The proposed fence is to be C relocated 10 feet from the property line, which would preserve the tree line. The open space requirement has been reduced to 4.43 acres, and 6.0 acres are provided, most of which meets the open space criteria. PLANNING & ZONING COMMISSION JULY 8, 1999 PAGE Ms. Diamond stated that the proponent is proposing a cement fiber, alternative type of material for the fencing; looks like wood but maintains like masonry Mr. Dennis Axberg, 2518 Belmeade Dr., Carrollton (proponent), explained the fencing further. He stated it has a 50 year warranty on the product and would prevent headlight glare. He stated that it gives the appearance of a wood plank fence, yet it is a cement fiber material. Commission Member Kelley stated that he is familiar with the product and it is also a good choice from a tree preservation standpoint. Chairman Obermeyer Re -opened the Public Hearing. David Deyo, 1208 Collin Drive, questioned if this was the only complex planned for this area. Also he stated that Plano has multifamily zoning for that area also. He asked if this project could be delayed until we see what Plano was planning to do. Jeff Holl, 12 Brewster CL, stated that he is now in favor of the project. He stated that it looks like a quality project. Robert Humfleet 1214 Collin Dr., stated that the fencing material is an excellent product to use for the fence and stated he appreciates that, and he is now in favor. He stated that he has counted the trees, and he stated that the trees are his main concern and the fact that they will be deeding over this property to him, all his issues have been addressed. With no one else wishing to speak, the Public Hearing was closed. Commission Member Smith stated that she has no concerns. Commission Member Kelley asked if Ms. Diamond would address the Plano boundary agreement. Ms. Diamond stated that in 1985 a boundary agreement was consumated, and that at sometime in the future the tract of land was slated to come into the City of Allen; however; the City of Allen is still in negotiations with the City of Plano on the disposition of this tract as well as several others in the City In the event it does come into the City of Allen, it would come in with agriculture/openspace (AO) zoning. As it is annexed, zoning would be placed on the property In Plano, a portion of this property is zoned Multi -Family (MF), and the remainder is commercial. Chairman Obenneyer stated that at the time it came into the City, the surrounding development would be considered; however, it would come into the city as an A -O District. Commission Member Kelley stated that the Plano property has no bearing on his decision on this property at all. He stated that 2 of the 3 people who returned to speak on this item are now in favor. Commission Member Kelley questioned why the parking has been reduced considerably Mike Saarty, Yorkshire Tr., AWA Architects, stated that because the units were reduced, that reduced the parking requirement adjacent to the single family. He stated that there was also additional green space added, which he noted is better for everyone. Commission Member Kelley stated that he is in favor of the plan presented tonight. PLANNING & ZONING COMMISSION JULY 8, 1999 PAGE Commission Member Neice stated that the proponent has revised this plan as requested and he has no additional concerns. Chairman Obermeyer also stated that the proponent is to be commended because he addressed the concerns of the Commission Members and this is a win/win situation and he is confident that this is a first class project. He stated that it is good land use and a good plan. Jason Marshall stated that the 10 feet deeding issue has been worded about as good as they can at this time. He stated that what is set in place is more than adequate as this stage. Motion: Upon a motion by Commission Member Smith and a second by Commission Member Neice, the Commission voted 4 FOR and 0 OPPOSED to approve the request as submitted. The Motion Carried. Findings: 1 Good land use. 2. Good plan for the neighborhood. 3. Neighbors are in favor. 4 Preserved the trees. 5. Addressed the concern regarding set backs and three story buildings. PUBLIC HEARING Paxton Tract Agenda Item V Chairman Obermeyer read the agenda item into the record as follows: "Consider a request for a change in zoning from Agriculture Openspace (AO) to a Planned Development District for Single Family Residential and Community Facilities for a public park. The property is 110.7025 acres of land situated in the George Fitzhugh Survey, Abstract No. 320, and John J. Miller Survey, Abstract No. 609, City of Allen, Collin County, Texas; being further described as located south of Stacy Road between Malone Road and F.M. 1378:" Ms. Diamond presented the item to the Commission. She described the surrounding development. She stated that the request is for 276 lots with sizes ranging from 7,500 square feet to 20,000 square feet, with an overall density (net of the park area) of 2.96 dwelling units per acre. Ms. Diamond stated that the density recommended for this Neighborhood District was 2.7 dwelling units per acre. Ms. Diamond also noted that there is a Neighborhood Park planned for this property. She stated that this request addresses various recommendations of the Comprehensive Plan, including the provision of the Neighborhood Park and the park being adjacent to a single loaded street; providing for a variety of lot sizes as well as keeping generally within the density of the neighborhood district. Ms. Diamond stated that the park couldn't be counted as openspace because the City will be purchasing this land for the park. This Planned Development does provide for needed ROW for the widening of Stacy Road, and a solid screening fence along Stacy is being provided. PLANNING & ZONING COMMISSION JULY 8, 1999 PAGES Staff is recommending approval subject to the tree plantings along Stacy Road being increased from one (1) tree per 100 linear feet to one (1) tree per 50 linear feet. Chairman Obermeyer asked Mr. Don Horton, Director of Parks & Recreation, to speak. Mr. Horton stated that he had discussions with the proponent yesterday, and there has been a change since the staff report was written. The proponent would not be dedicating any parkland, (staff report reflected that 2.76 acres would be dedicated per the Park Dedication Ordinance). The proponent will be paying park fees instead of dedicating land. Jeff Miles, Jones and Boyd, Dallas Parkway, stated that he would like to describe the rationale of this plan. He stated that the park would connect the trail system and would serve the development to the south and provide a buffer. Also, they felt that the tree line was an amenity to this project, which is part of this park. Mr. Horton stated that it would be a combination park (passive and active). He stated that there is a stand of trees in this area. The area that is open and relatively flat would be used as active park (non -lighted), practice fields. He stated that every development in this area would have access to this park through trails and road connections Mr. Miles stated that the openspace was not provided in the middle of the development because of the large City Park. He also stated that the density is probably more concentrated because of the additional seven (7) acres of parkland. He stated that he feels like it is a good plan. Chairman Obermeyer opened the Public Hearing. Don Brazeal, 261 Country Club, Allen, filled out a speaker card but did not speak. He noted he is opposed as presented. "Need larger lots on east property line — Tract 4." J P Pannell, 1020 Stacy Rd, Allen, filled out a speaker card noting he is opposed. Noted that he was "in favor of larger lots on tract 4 if and when development starts, and a fence to catch all construction trash." With no one wishing to speak, the public hearing was closed. Commission Member Neice questioned who the owner was on the property to the west. Is that going to be another PD at some point? Ms. Diamond referred him to the zoning location map in his packet. She stated that it is in the master plan as low density, not the very low density. Commission Member Smith stated that the density is way too high. She stated that she believed that there was a very deliberate plan to move to the lower density. She stated that large estate lots surround this property. She would not support this as it is presented; however, she could support 2 dwelling units per acre and stated that it is one of the few remaining parcels in this area that would accommodate the lower density, and sees no basis for the higher density. Chairman Obermeyer stated that he agrees with Commission Member Smith. He stated that the proponent has made some concessions; however, the density is still too high. Mr. Miles stated that he understands the concerns. He stated that when the density factors were created, it did not take into consideration the park. He stated that he needs clear direction on where the density is headed. PLANNING & ZONING COMMISSION JULY 8, 1999 PAGE Dick Skorburg, 8214 Westchester Drive, Dallas, stated that they have exammed the surrounding development patterns. He explained land use patterns and stated that 2.7 range is the overall density. He stated that to the west is open land, which is planned for 3 units per acre, and stated that this plan is in conformance with the land use in the area. He stated that they are trying to introduce a product that is a higher quality and this property will not be a "cookie cutter" type development. Chairman Obermeyer stated that he is trying to give some direction and guidance. Mr. Skorburg stated that they want to be good neighbors; however, he noted that there are development constraints. Commission Member Neice stated that he is satisfied with the density. He likes the park and preserving the tree line and fears that if reconfiguring the density causes the park configuration to disappear, he would be very unhappy. Commission Member Kelley stated that he agreed with Commission Member Neice. He also stated that he doesn't have a problem with the density; however, he would rather see the property less than 3 units per acre. He can support it as is but he would like to see the lower density. Chairman Obermeyer suggested to the proponents to reverse the R5 and R4. In other words, make the R5 the smaller percentage. Mr. Skorburg stated that he would like to come to a consensus so they have some guidance. He stated that they would be willing to take out some lots to make them bigger. In the R5 section, they might be able to reduce the density as many as 10 lots. They can do some work in those two areas. Chairman Obermeyer stated they could table this item and come back with some variation in the plan (density closer to 2.7), at this point the Commission seems to be split regarding the density Commission Member Smith stated they could eliminate the 7,500 sq. ft. lots. Chairman Obermeyer agreed with Commission Member Smith regarding the 7,500 sq ft. lots, and stated to Mr. Skorburg that those lot sizes are undesirable. Chairman Obermeyer re -opened the public hearing. Motion: Upon a motion by Commission Member Smith and a second by Commission Member Neice, the Commission voted 4 FOR and 0 OPPOSED to Table this item to the July 22,1999 meeting. The Motion Carried. Other Business Agenda Item VI. Update on the Council actions: Ms. Diamond stated that the City Council has approved the Attic Self Storage, The Heights of Bethany, Villas at Custer Hills. They considered and approved all the zoning Ordinance amendments. The next agenda will include the tabled item and plats (no new zoning items). Commission Member Obermeyer noted that he would be on vacation on July 22nd PLANNING & ZONING COMMISSION JULY 8, 1999 Adiourn. Motion: Upon a motion by Commission Member Neice and a second by Commission Member Kelley, the Commission voted 4 FOR and 0 OPPOSED to Adjourn the July 8, 1999 meeting at 9:05 p.m. �These minutes approved this ILbay of ti I A19 I y retaifes-' PaYnela Smith, eCretary �' n5 �Glrrn4n/ mVYPc�D2 11 PAGE