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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2000 - 09/28 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING SEPTEMBER 28, 2000 ATTENDANCE Commission Members Present: Ross Obermeyer, Chairman Jeff McGregor, Vice Chairman Mark Pacheco, Secretary Alan Grimes Gary Caplinger Lauri Blake Commission Members Absent: None City Staff Present: Marina Sukup, Director of Planning Tom Keener, Development Coordinator Sally Leeper, Project Coordinator Pam Conway, Administrative Secretary John Baumgartner, City Engineer Dennis Abraham, Civil Engineer Peter Tian, Traffic Engineer Don Horton, Director of Parks & Recreation Jason Marshall, City Attorney's Office Shelli Siemer, Assistant to the City Manager CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the Commission Members present, the Allen Planning & Zoning Commission was called to order at 7:05 p.m. by Chairman Obermeyer, at the City Council Chambers, Allen City Hall, One Allen Civic Plaza, Allen, Texas Chairman Obenneyer noted that this would be Commissioner Pacheco's last meeting and thanked him for his service to the Commission. Update on Council Action — Ms Sukup, Director of Planning & Development stated that City Council tabled the Thoroughfare Plan until their next meeting (October 5, 2000). She stated that the Council would be visiting the site on Saturday Chris' 19' Hole request for Specific Use Permit was approved. Ms Sukup stated that we will be proceeding with the annexation of several out parcels The public hearings are scheduled for November 2 and December 7, 2000. Initial zoning action will be taken in conjunction with the annexation. PLANNING & ZONING COMMISSION SEPTEMBER 28, 2000 PAGE 3 E Motion: Upon a motion by Commission Member McGregor, and a second by Commission Member Blake, the Commission voted 6 IN FAVOR and 0 OPPOSED to approve the Preliminary Plat subject to the following conditions: ✓ Primary trail should be located on the east side of the creek with a pedestrian bridge linking the development as part of the first phase. ✓ Deceleration lanes dedicated on Exchange Parkway, and US 75 for stacking in lieu of increased throat length. ✓ The pedestrian walkway from US 75 should be continued to Exchange Parkway. ✓ Development subsequent to final platting of the Cornerstone Addition should be platted concurrently. ✓ Floodplain issues, including any further reclamation, should be resolved prior to submittal of a final plat for subsequent development. ✓ Trail should be constructed as part of the first phase of development. The Motion Carried. 4. Final Plat— Consider a request for a Final Plat for Conerstone/Allen Addition, Lot 1, Block A. The property is a 5.6247 ± acre tract in the L.K. Pegues Survey, Abstract No. 702, Collin County, Texas; further described as being located north of Exchange and east of U S. 75. Mr. Keener stated that this is a final plat and staff recommends approval. Mr. Mark Stahl, the proponent, thanked staff for putting this together and resolving these difficult issues. Motion: Upon a motion by Commission Member Blake, and a second by Commission Member Caplinger, the Commission voted 6 I FAVOR and 0 OPPOSED to approve the final plat. The Motion Carried. Public Hearings: 5. Public Hearing - Consider a request for Watters Creek Park for a Public Hearing to consider a zoning change from Agriculture Open Space (A -O) to Corridor Commercial (CC) on 144.28 ± acres and from Agriculture Open Space (A -O) to Local Retail on 4.23 acres of land situated in the John Phillips Survey, Abstract No. 718, John W Roberts Survey, Abstract No. 762. Mr. Keener described the location of the properly and the surrounding zoning. He stated that Cartier Crossing is a street approved in Waterford Crossing and noted that a portion of the property will be acquired by TxDOT for improvements to SH 121. Tract I -The proponent is requesting LR -Local Retail as opposed to CC -Corridor Commercial to preclude development with 100 -foot setbacks. Tract 2 - The Comprehensive Plan identifies this area as Special District 1, which is a special development area. Staff recommends approval. Mr. Bob Johnson, Willow Creek, Allen, thanked staff for their assistance with the alignment of Alma Drive and engineering issues. PLANNING & ZONING COMMISSION SEPTEMBER 28, 2000 PAGE L Ms. Sukup also noted that the Sign Board will hold a public hearing on the Sign Ordinance on October 10, 2000 and the Planning Commission on October 26th. Ajoint City Council/Planning Commission workshop on the Central Business District Plan will be held on November 30. She also stated that the CBD subcommittee would be meeting. Commissioner Pacheco stated that he would like to remain on the CBD subcommittee REGULAR AGENDA Consent Agenda Approve Minutes of September 14, 2000, Regular Meeting. 2. Approve Minutes of September 19, 2000, Special Called Meeting, Motion: Upon a motion by Commission Member Pacheco, and a second by Commission Member Grimes, the Commission voted 6 I FAVOR and 0 OPPOSED to approve the consent agenda. The Motion Carried. Subdivision Plats 3. Preliminary Plat— Consider a request for a Preliminary Plat for LLG Lands/Exchange Addition, Lots 1, 2, 3 & 4, Block A The property is 28.7147 i acres of land situated in the L.K. Pegues Survey, Abstract No. 702, Collin County, Texas; further described as being located at the northeast comer of Exchange Parkway and U.S 75. Mr. Keener stated that the property was zoned for shopping center uses in 1996. P&Z approved a General Development Plan in July subject to correcting driveway spacing to meet City and TxDOT requirements and trail construction on both sides of Cottonwood Creek. Mr. Keener, Development Coordinator, stated that staff recommends approval subject to: ✓ Primary trail should be located on the east side of the creek with a pedestrian bridge linking the development as part of the first phase. ✓ Deceleration lanes dedicated on Exchange Parkway, and US 75 for stacking in lieu of increased throat length. ✓ The pedestrian walkway from US 75 should be continued to Exchange Parkway. ✓ Any development subsequent to final platting of the Cornerstone Addition should be platted concurrently ✓ Floodplain issues, including any further reclamation, should be resolved prior to submittal of a final plat for subsequent development. ✓ Trail should be constructed in conjunction with the first phase of development Mark Stahl, Dallas, the proponent, stated that they have worked diligently with staff and he is in agreement with the items mentioned above. Don Horton, Director of Parks noted his concurrence with staff comments. Commission Member Blake questioned whether the pedestrian easement was part of the trail. She was advised that this would be a sidewalk that would connect to the trail, but that it was not a part of the ■`I trail. Commission Member Pacheco asked if there was land reclaimed would they have to go through the preliminary plat process again? Ms. Sukup stated that was correct. PLANNING & ZONING COMMISSION SEPTEMBER 28, 2000 PAGE4 Chairman Obermeyer Opened the Public Hearing Mr. David Craig, 4701 West University, McKinney, representing Craig International, adjacent property owner to the west. He expressed concern about LR -Local Retail zoning and the development of the tract as well as the proposed abandonment of the existing county road since he presently has no access to Alma Drive. He advised that he had closed on the property only the previous week and that staff is unaware of his concems. With no one else wishing to speak, the Public Hearing was closed Ms. Sukup stated that they have been working with Mr. Johnson for a number of years. The location of existing median cuts was established with due consideration for the location of Fire Station No 5 and the City's adopted standards. Access to property to the west should be worked out between the property owners. It has always been the City's intention to abandon the county road at the time that Alma Drive was completed. Commissioner McGregor asked Ms. Sukup if Frisco/Allen/McKinney had an agreement for the setbacks on SH 121. Ms. Sukup stated that there had been a consensus of opinion but that the agreement had not been ratified by formal action of the Council. Commissioner Pacheco stated that based on the current conditions and plans the request for Corridor Commercial zoning makes sense, but he felt the zoning for Local Retail was not appropriate. He felt that this was a major variation from the Comprehensive Plan. He would like to approve the Corridor Commercial tract and leave out the Local Retail portion. Ms Sukup stated that Mr. Johnson may wish to withdraw the request for the Local Retail. Ms. Sukup stated that we are acting on the applicant's request Mr. Jason Marshall, City Attorney, stated that the Commission could recommend approval, denial or something more restrictive. Mr. Johnson stated that he looked at the triangle as Corridor Commercial and it would allow uses good for the area. The setbacks are the problem. If that could be Corridor Commercial zoning with the Local Retail setbacks it would solve his problem. He stated that he would consider Corridor Commercial. Mr. Johnson stated that he would like to have the opportunity to study this with his land planner. Commissioner Grimes stated that he is not in favor of the Local Retail tract. Commissioner Blake stated that she would be in favor of leaving the requested Local Retail piece as AO -Agriculture Openspace. Mr. Johnson stated that he would rather have the Corridor Commercial zoning than be left at AO - Agriculture Openspace. Mr. Johnson stated that he would like to move forward with Tract 2 (Corridor Commercial) and come back with the decision on the Tract l at a later time. Mr. Johnson stated that he would like to withdraw his request for tract one. PLANNING & ZONING COMMISSION SEPTEMBER 28, 2000 PAGE 5 Motion: Upon a motion by Commission Member Pacheco, and a second by Commission Member Blake, the Commission voted 6 I FAVOR and 0 OPPOSED to approve Tract 2 for Corridor Commercial and defer (Table) any action on Tract 1 to October 12, 2000. The Motion Carried. 6. Public Hearing — Consider a request for Deer Crest Addition to amend Planned Development No. 46 to allow Garden Office use on this tract. The property is .704 ± acres of land, lot 3A, a Replat of Lot 3, Block A of Deer Crest Addition, an addition to the City of Allen, Texas; further described as being located at the northeast comer of SH 5 and Prestige Circle. Mr. Keener stated that the proposed square footage of building is 4,800 square foot and that the building must face Prestige Circle to comply with building line setbacks. Staff recommends approval. Mr. Tom Allred, Dallas, proponent, thanked staff and stated he would answer any questions. Chairman Obermeyer Opened the Public Hearing. Mr. Rex Taylor, 26 Whiterock Trail , Lucas, stated that he is representing the Church of Christ, spoke in favor of the request. Ed Haskel, Richardson, representing the First Presbyterian Church, spoke in favor of the request With no one else wishing to speak, the Public Hearing was closed. Motion: Upon a motion by Commission Member McGregor, and a second by Commission Member Pacheco, the Commission voted 6 I FAVOR and 0 OPPOSED to approve the request. The Motion Carried. Public Hearing — Consider the request of Briar Ridge Investments to establish Planned Development District No. 88 on 169 03 ± acres of land, located in the Jesse Gough Survey, Abstract 347 and the Alfred Slack Survey, Abstract 854, City of Allen, Collin County, Texas; further described as being located east of Custer Road and north of McDermott Drive. Ms. Sukup presented the item to the Commission and stated that this tract was originally included in Planned Development No. 54 as a portion of Tract 32C, with a maximum number of 665 residential units. It was the choice of the owner to establish the new planned development rather than amend PD 54. The Comprehensive Plan identifies this area as Low Density Residential. She described the location of the property and stated that a 90 -foot collector along the west property line for a 4 lane divided road would save fence -row trees. The issue of whether the collector should extend over Rowlett Creek is still under discussion by the City Council as part of the review of the Thoroughfare Plan. Ms. Sukup described the request for Tract 1. She stated that they are residential estates lots, 30,000 sq. ft minimum lot size, minimum side yard 10% of lot width up to a maximum of 15 feet, sidewalks on one side permitted but may be required in a P.D., alleys NOT permitted and drainage and conservation easements should be considered. Tract 4 to be private recreation. PLANNING & ZONING COMMISSION SEPTEMBER 2S, 2000 PAGE Tract 8 includes Public Park and floodplain, Tract 2 includes 209 patio homes lots, 5,850 sq. feet The proponent requests the following variances: Front yard setback of 15 ft, with 10 for side loading garages Front loading garages 18 feet from the property line Maximum lot coverage of 60 % Sidewalks on one side of the street only Tract 9 is floodplain and will be incorporated into the Golf Course. Tracts 5, 6 and 7 are to be private recreation. Ms. Sukup stated that sidewalks should be unobstructed, and that mountable curbs, integral sidewalks and obstructions such as mailboxes, should be addressed. Ms. Sukup presented slides of examples located in McKinney representing this same type of development. The Code requires that lots backing a thoroughfare, including collectors, require an eight foot masonry screening wall unless otherwise approved by the Planning & Zoning Commission. She stated that if the proposed medium density residential is considered appropriate, approval should be subject to: 1. Minimum front budding line 15 feet to include side -loading garages. 2. No front loading garage less than eighteen feet from the property line. 3 Unobstructed sidewalks on both sides of the street. 4. If rollover or "mountable" curbs are approved with integral sidewalks, a mail center should be considered. Alternately, the sidewalk should be designed to accommodate mailboxes while allowing a five foot unobstructed sidewalk. 5. Staff does NOT recommend allowing "perpendicular' lots. However, if such lots are approved, detailing concerning screening of side and rear should be required to protect privacy 6 Drainage/conservation easements should be established as appropriate. Mr. Brad Meyer, Carter & Burgess, representing Briar Ridge Investments, presented his plan for the layout of the request. He stated that whether or not the thoroughfare crosses the creek or not, the alignment of the collector will be relatively in the same location. He described a "tower" entry feature, a water feature and heavy landscaping He stated the homes would be very high end and the patio homes would have to complement that. He described the product types and showed a video depicting the quality of the product located in the City of McKinney. Chairman Obermeyer Opened the Public Hearing. With no one wishing to speak, the Public Hearing was closed. Mr Meyer stated that the density of the proposed Planned Development is well under the maximum allowed in Low Density Residential, and that a reduction to the allowable number of units in Planned Development No. 54 by the number of units actually platted in the Proposed Planned Development No. 88 should be considered, rather than reducing the number allowed by the maximum 665 single family detached units specified in PD 54 as recommended by the staff. PLANNING & ZONING COMMISSION SEPTEMBER 28, 2000 PAGE 7 Mr. Meyer spoke to favor of reducing front set back lines for swing garages in Tract 2 to ten feet to permit flexibility. Buffering between perpendicular lots could be required and that prohibiting wrought iron fencing on those lots would be appropriate. The trails located in the private recreation area would be private and maintained by the homeowners association, connecting to the public trail. Tract 4 would be identified as public open space. The floodplain area adjacent to the golf course would be incorporated into the golf course and not platted as residential lots. Mr. Brian Burchfiel, Twin Creeks Project Manager, explained the request for 4 -foot fencing along the golf course as being intended to overcome the "caged -in" feeling that a 6' fence would create with the smaller lots. Mr. Meyer stated that the sidewalks in the estate areas would be located on both sides of the street John Baumgartner, City Engineer, advised that the storm water capacity of streets with the mountable curbs has not been calculated. He noted that residents complain in neighborhoods with mountable curbs, but either design can be made to work. The Commission voted to recommend the following exceptions: Tract 1 Sidewalks on both sides A 6' fence on golf course lots Mountable curbs (urban section) Drainage and conservation easements should be addressed at the time of platting Tract 2 Front loading garages would be permitted 18 feet from the property line with a minimum 15 -foot front yard setback 5 -foot integral sidewalks on both sides with four feet unobstructed. Mountable curbs. Screening walls to be consistent with existing walls stone and cedar plank fences in Twin Creeks. No lot should be perpendicular to multiple lots. No wrought iron fence should be located on the rear or side of remaining perpendicular lots. 6' foot fences would be required when swimming pools are constructed. Commission approval of the circulation system is subject to final Council decision concerning the Thoroughfare Plan and local street alignments would need to conform to the requirements of the subdivision ordinance at the time of platting. Motion: Upon a motion by Commission Member Grimes, and a second by Commission Member Blake, the Commission voted 6 I FAVOR and 0 OPPOSED to Table the item to the October 12, 2000 meeting. Motion Carried. PLANNING & ZONING COMMISSION SEPTEMBER 2S, 2000 PAGE 8 Adiourn Motion: Upon a motion by Commission Member Pacheco, and a second by Commission Member Grimes, the Commission voted 6 I FAVOR and 0 OPPOSED to Adjourn the September 28, 2000 meeting at 11:35 p.m. The motion carried. I� These minutes approved this la" day of J�{_ C rU 2000. � 77-1 ti's (tici�Gc Pam Conway 0