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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2001 - 01/25 - RegularALLEN PLANNING & ZONING COMMISSION 11 JANUARY 25, 2000 ATTENDANCE: Commissioners Present. Ross Obermeyer, Chairman Jeff McGregor, 1" Vice Chair Lauri Blake, 2n° Vice Chair Kenneth Harvey Alan Grimes Gary Caplinger Karolyn Nelson Commissioners Absent: None City Staff Present: Marina Sukup, Director of Planning & Development Pam Conway, Administrative Secretary Tom Keener, Development Coordinator Sally Leeper, Project Coordinator John Baumgartner, City Engineer Dennis Abraham, Civil Engineer Peter Tian, Traffic Engineer Jason Marshall, City Attorney's Office CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7'08 p.m. by Chairman Obermeyer, at the City Council Chambers, Allen City Hall, One Allen Civic Plaza, Allen, Texas WORKSHOP Call to Order and Announce a Quorum is Present 1. Update on Council — Ms. Marina Sukup, Director of Planning and Development stated that the Allen City Council approved an ordinance for the median variances at their January 18, 2001 meeting. 2. Discussion of Consent Agenda and Regular Agenda Items 3. Open Commission Discussion REGULAR AGENDA Consent Agenda 1. Approve Minutes of January 11, 2001, Regular Meeting. 2. Final Plat— Consider a request for a Final Plat for Parkside No. 4, Phase C, which includes 129 Lots on 36.866 t acres of land situated in the Simon Burns Survev, PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE Abstract No. 92, City of Allen, Collin County, Texas; further described as being located north of Bethany Drive west of Malone Road. 3. Final Plat — Consider a request for a Final Plat for Lost Creek Ranch 11, which includes 350 residential lots on 102.638 t acres of land situated in the James T Roberts Survey, Abstract No. 777, City of Allen, Collin County, Texas; further described as being located south of Stacy Road and west of Malone Road. Motion: Upon a motion by Commissioner McGregor, and a second by Commissioner Caplinger, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the Consent Agenda. The Motion Carried. Regular Agenda 4. General Development Plan — Consider a request for a General Development Plan for Childtime Daycare Center Addition, Block A, Lot 1. The property is 1 lot on 1.5907 acres of Ind situated in the Grizzell Kennedy Survey, Abstract No. 499, City of Allen, Collin County, Texas; further described as being located north of Hedgcoxe Road between old Custer Road and new Custer Road. Mr. Keener, Development Coordinator, described the background of the property and recommended approval as submitted. Mr. Peter Tian, Traffic Engineer, advised the Commission that he does not anticipate rush hour problems. a. Combination Plat— Consider a request for a Combination Plat for Childtime Daycare Center Addition, Block A, Lot 1. The property is 1 lot on 1.5907 acres of land situated in the Grizzell Kennedy Survey, Abstract No 499, City of Allen, Collin County, Texas; further described as being located north of Hedgcoxe Road between old Custer Road and new Custer Road. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Nelson, the Commission voted 7IN FAVOR and 0 OPPOSED to approve the General Development Plan and Combination Plat for Childtime Daycare Center Addition, Block A, Lot 1. The motion carried. General Development Plan — Consider a General Development Plan for Allen Watters, L.P Addition, being 12.338 t acres out of the Michael Lee Survey, Abstract No. 543, City of Allen, Collin County, Texas; further described as being located at the southwest corner of McDermott Drive and Watters Road. Mr. Keener presented the background on the property and stated that staff recommends approval as submitted. I PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGES a Preliminary Plat— Consider a Preliminary Plat for Allen Watters, L.P Addition, being 12.338 f acres out of the Michael Lee Survey, Abstract No. 543, City of { Allen, Collin County, Texas; further described as being located at the southwest corner of McDermott and Watters Road. Mr. Keener stated that staff recommends approval with the condition that drainage issues are resolved prior to submission of the final plat. Mr. Mike Clark, Winkelman and Assoc., Hillcrest Plaza, Dallas, presented a letter of agreement for the drainage issues to Ms. Sukup and Mr Baumgartner who noted that easements will be finalized before the final plat. Motion: Upon a motion by Commissioner McGregor, and a second by Commissioner Blake, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the General Development Plan and the Preliminary Plat with the condition that the drainage issues would be finalized prior to the final plat. The motion carried. 6. Public Hearing— Consider a request for SUP -Specific Use Permit No. 83 for Chelsea Allen Development to allow vending machines and kiddie rides. The property is 46.547 acres of land situated in the J. Dixon Survey, Abstract No. 276, Allen Premium Outlet Addition, City of Allen, Collin County, Texas; further described as being located at the northwest comer of Stacy Road and U.S. 75. Mr. Keener presented the request to the Commission and stated that staff recommends approval as submitted subject to the requirement that not less than ten feet (10'-0") of pedestrian walkways will remain unobstructed at all times. Barry Knight, 5400 Renaissance Tower, Dallas, the applicant, stated that he is in agreement with staff's recommendation. He advised that the vending machines and rides would be sheltered under covered walkways and would be maintained by Chelsea. Chairman Obermeyer opened the Public Hearing. With no one wishing to speak, the Public Hearing was closed. Motion: Upon a motion by Commissioner Caplinger, and a second by Commissioner Grimes, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the request. The motion carried. Public Hearing — Consider a request for Craig Ranch II for CC -Corridor Commercial and R -5 -Single Family Residential zoning on property currently zoned AO-Agriculture- Openspace. The property is 146.577 f acres of land situated in the Thomas Phillips Survey, Abstract No 717, James W Parsons Survey, Abstract No. 705, City of Allen, Collin County, Texas; further described as being located south of SH 121 and west of Alma Drive. Mr. Keener presented the background on the property and stated that the proposed zoning is consistent with the Comprehensive Plan and recommended approval as submitted. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE Mr. Jeff Linder, Kimley Hom, 12700 Park Central Dr, Dallas, representing the applicant, was present to answer questions. i Chairman Obermeyer opened the Public Hearing. With no one wishing to speak, the Public Hearing was closed. Commissioner McGregor expressed concern regarding the triangular piece at the southwest comer of S.H. 121 and Alma Drive, which is not a part of this request The property is owned by Mr. Green and was a remainder of the original SH 121 right-of-way acquisition. Mr Linder indicated that the applicant has been in contact with Mr. Green concerning acquiring the balance of the tract following after the present right-of-way acquisition by TxDOT for the SH 121 widening. He noted that the remainder was too small for any development. Motion: Upon a motion by Commissioner Grimes, and a second by Commissioner Blake, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the request as submitted. The motion carried. Staff recommends that the property be zoned "GO" - Garden Office to allow the development of offices of a height similar to that allowed in surrounding "LI" — Light Industrial districts. Charisse Resume, representing the Allen Economic Development Corporation, spoke in favor of the project Charles Crook, Engineer with Wier and Associates, 4108 Amon Carter, Ft. Worth, stated that the original request for "O" -Office had been amended since the notices were sent to "GO"- Garden Office because of the height restrictions. Dave Noble, Trammell Crow Company, 2200 Ross Ave., Dallas, spoke in favor of the project. Chairman Obermeyer opened the Public Hearing, With no one wishing to speak, the Public Hearing was closed. 8. Public Hearing — Consider a request for Enterprise Office Center III for a change in zoning from LI -C Light Industrial (Conditional) to O -Office district. The property is 16.07 f acres of land situated in the McBain Jameson Survey, Abstract No 491, the T.G Kennedy Survey, Abstract No. 500, and the Rufus Sewell Survey, Abstract No. 875, Collin County, City of Allen, Texas; further described as being located at the southeast corner of U S. 75 and Ridgemont Drive. Ms. Sukup presented the background on the property and described the difference between the "O" Office district and the "GO" Garden Office Ms. Sukup noted that the request was made to allow parking within 35 feet of the US 75 right-of-way which is not permitted within 50 feet under the LI- Light Industrial district zoning. She further noted that LI- Light Industrial permits office uses with heights up to 45 feet or three stories. This height is permissible in "GO" -Garden Office, but is restricted to two stories (35 feet) in "O" -Office districts. A parapet wall not to exceed ten feet is allowed above the maximum height. These walls may be required if necessary to screen roof -top mechanical equipment. Ms Sukup observed that the proposed parking exceeds the City's requirements significantly. Staff recommends that the property be zoned "GO" - Garden Office to allow the development of offices of a height similar to that allowed in surrounding "LI" — Light Industrial districts. Charisse Resume, representing the Allen Economic Development Corporation, spoke in favor of the project Charles Crook, Engineer with Wier and Associates, 4108 Amon Carter, Ft. Worth, stated that the original request for "O" -Office had been amended since the notices were sent to "GO"- Garden Office because of the height restrictions. Dave Noble, Trammell Crow Company, 2200 Ross Ave., Dallas, spoke in favor of the project. Chairman Obermeyer opened the Public Hearing, With no one wishing to speak, the Public Hearing was closed. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE 5 Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Nelson, the Commission voted 7 IN FAVOR and 0 OPPOSED to ? approve the zoning request for GO -Garden Office. The motion carried. General Development Plan — Consider a request for a General Development Plan for Enterprise Office Center III on 16.307 f acres of land situated in the MCBain Jameson Survey, Abstract No. 491, the T.G. Kennedy Survey, Abstract No 500, and the Rufus Sewell Survey, Abstract No. 875, Collin County, City of Allen, Texas; further described as being located at the southeast corner of U.S. 75 and Ridgemont Drive. Ms. Sukup presented the General Development Plan to the Commission She noted that approval of the General Development Plan and the Preliminary plat are contingent on Council approval of the recommended rezoning. She stated that special efforts have been taken to preserve specimen trees. She noted that the recommendations of the Traffic Engineer on the driveway location had been followed Staff recommends approval of the General Development Plan and the Preliminary Plat subject to the verification of the ultimate floodplain and any reconfiguration of the Floodplain be reflected in an adjustment to the line between Lot I and Lot 2. Commissioner Harvey stated his concern with conditional approvals. b. Preliminary Plat - Consider a request for a Preliminary Plat for Enterprise Office Center III on 16.307 t acres of land situated in the McBain Jameson Survey, Abstract No. 491, the T.G. Kennedy Survey, Abstract No. 500, and the Rufus Sewell Survey, Abstract No 875, Collin County, City of Allen, Texas; further described as being located at the southeast comer of U.S. 75 and Ridgemont Drive. Motion: Upon a motion by Commissioner Grimes, and a second by Commissioner Blake, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the request subject to: 1. Council approval of the rezoning from "LI-( C )" to "GO" - Garden Office. 2. The location of the ultimate floodplain should be verified. 3. Any reconfiguration of the floodplain approved by the City Engineer should be reflected in the line between Lot I and Lot 2 included on the Final Plat, and landscape easements of 25 feet along US 75 and 20 feet along Ridgemont Drive being delineated on the final plat. The motion carried. Public Hearing — Consider a request by LLG Lands, Inc. for a change in zoning on a portion of Tract 3B of Planned Development No. 58 from MF -Multi -Family to LI -Light Industrial The property is 5 6 t acres of land, located in the Henry Weisel Survey, Abstract No. 702, City of Allen, Collin County, Texas; further described as being located northwest of Exchange Parkway and S.H. 5. Ms Sukup reviewed presented the history of the zoning on the tract, and because of the alignment of the road, it is recommended that a portion of Tract 3B be rezoned, effectively creating Tract 313-1. She stated that staff recommends approval. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE Jerry Silo, Richard Ferrera Architects, representing the owner, was available to answer questions. Chairman Obermeyer opened the Public Hearing. Chuck Crook, Wier and Associates, 4108 Amon Carter, Ft. Worth, representing the Trammell Crow, requested that consideration be given to allow 60 right-of-way on Noble Drive instead of 70 feet and a reduction in the paving width from 44 to 40 foot. Mr. Marshall stated that that request affects area outside the boundaries of the area noticed for consideration and that the Commission has no authority to grant variances in subdivision standards. With no one else wishing to speak, the Public Hearing was closed. Ms. Sukup stated that staff recommends approval of the rezoning of the tract to LI as Tract 3B-1 as presented. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner McGregor, the Commission voted 71N FAVOR and 0 OPPOSED to approve the rezoning for tract 3B-1. The motion carried. a. General Development Plan - Consider a request for Allen Station Business Park for a General Development Plan on 95.202 f acres of land, located in the Henry Wetsel Survey, Abstract No. 1026, and the L.K. Pegues Survey, Abstract No. 702, City of Allen, Collin County, Texas; further described as being located northwest of Exchange Parkway and S.H. 5 Ms. Sukup stated that staff recommends approval subject to (a) Noble Drive shall conform to street design standards of Section 8 05 1 of the Allen Land Development Code, this section requires a ROW width of 70 foot and a street width of 44 foot. The current proposal with right-of-way width of 60 feel is nonconforming. The entire section of Noble Drive should be included as part of the preliminary plat. It will be difficult to meet the transportation needs of the Business Park with only half of the right-of-way (b) Construction of a westbound to northbound right -tum lane (compressed) on Exchange Parkway at Noble Drive should be required (c) Dedication of floodplain shall comply with section 8.13, Drainage Requirements of the Allen Land Development Code. A floodplain study is required for both Cottonwood Creek and the eastern tributary adjacent to the tract. (d) Driveway spacing, driveway throat length, and median openings shall conform to the Allen Land Development Code criteria, see sections 7 04 1 and 8 05.2. Where applicable driveways should align with median openings and each other on opposite sides of the road. Driveways on opposite sides of Noble Drive should be aligned or appropriate offsets provided. (e) Sight visibility triangles shall be maintained at all street intersections, driveways and median openings. Review of final landscaping plans required prior to construction. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE (f) Maintenance of the proposed median streetscape should be addressed prior to final plat. (g) The center driveway for building 11 on lot 9 shall be eliminated or adequate sight visibility shall be provided by eliminating some parking and protecting view triangles. (h) Conveyance of storm water through the development and outfall upstream of the historic dam site should be reconsidered. An analysis of increased flows resulting from development should be evaluated based on damage to the dam and City of Allen property adjacent to the Creek. We have a concern that the proposed release points may cause a degradation of the waterway through increased erosion to the stream banks and the loss of trees. (i) Drainage, water and sanitary sewer studies must be complete prior to final plat to verify line saes. Property to the north should be included as an element of the study Please use the City of Allen's Drainage Criteria Manual and Water Sewer Design Manual as a guide in developing your studies Q) A revised General Development Plan that meets the requirements of Planning & Zoning should be submitted following the meeting. (k) Justify proposal for open ditch to meet stormwater flows, See section 3.20 of Allen's Drainage Criteria Manual. Open channels shall conform to the requirements of Allen's Drainage Criteria Manual and Land Development Code Section 8.13. Channels shall include one -foot offreeboard and fifteen - foot maintenance easements on both sides of the dramageway. (1) Fence row tree preservation easement is required on Lots 11 and 12. (m) Development of lots 8, 9, 11, and 12 will be deferred until dedication of Noble Drive to Exchange Parkway is completed. (n) Illumination Plan: street lights on Noble Drive should be located on opposite side of sheet than indicated Street lights on Allen Station Parkway should be located in the median. She noted that several of the recommendations had already been met Ms. Sukup stated that the phasing plan shows that they plan to only plat a portion of Noble Parkway, and staff recommends that the entire road ROW be platted at once. Charles Crook, Wier and Associates, stated that they intend to plat the collector and to build the road in phases as development occurs. He stated that he is aware of the conditions and agrees with all of them. Mr. Baumgartner stated that the preference is for the street lights to be located in the median. He stated that there is a huge demand for ROW space, therefore typically they are placed in the median. Regarding safety, it has not been an issue The medians are wide enough for light placement even in the narrowest areas. Mr. Dave Noble stated that they could put them in the median. Mr George Stock, Stock Assoc. 425 N. New Ballas Rd, St. Louis, Consulting Engineers, representing Trammel Crow, spoke regarding the water shed and drainage. The intent is to not change the flow of the water just regulate the flow. Some studies that have been done and take into account maximum flows. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE 8 Mr. Baumgartner stated that there are some sections that they haven't looked at the detail What is needed to protect the dam is detailed in the report He also stated that input is needed from Don Horton, Director of Parks. He stated that the City Is adequately covered in this phase of development. Clif Mycoskie, 200 East Abram, Arlington , Landscape Architect, stated that he and his entire team have walked the area (Dam area). He presented the Lookout landscape area for the dam and described the details of the plan. He stated that they were sensitive with safety concerns. He described the turnaround. Paula Ross, Heritage Guild, 917 Autumn Lake, Allen, thanked the staff and developers for their concern for the dam. The drainage issue is the biggest concern. The dam is very important to them and to the City. It needs to be preserved. Mr. Charles Crook, stated the amount of water already coming down the creek and stated that they will try to mitigate any increase in volume or velocity of drainage Flow Commissioner Grimes stated that he just wanted to make sure that the now of water from upstream doesn't adversely affect the dam. b. Preliminary Plat - Consider a request for Allen Station Business Park for a Preliminary Plat on 95.202 t acres of land, located in the Henry Weisel Survey, Abstract No 1026, and the L.K. Pegues Survey, Abstract No. 702, City of Allen, Collin County. Texas; further described as being located northwest of Exchange Parkway and S.H 5. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Caplinger, the Commission voted 7 I FAVOR and 0 OPPOSED to approve the request subject to staffs recommendations as follows: 1. Noble Drive shall conform to street design standards of Section 8.05.1. of the Allen Land Development Code, this section requires a ROW width of 70 foot and a street width of 44 foot. The current proposal with right-of-way width of 60 feet is nonconforming. The entire section of Noble Drive should be included as part of the preliminary plat. It will be difficult to meet the transportation needs of the Business Park with only half of the right-of-way. 2. Construction of a westbound to northbound right -turn lane (compressed) on Exchange Parkway at Noble Drive should be required. 3. Dedication of floodplain shall comply with section 8.13, Drainage Requirements of the Allen Land Development Code. A floodplain study is required for both Cottonwood Creek and the eastern tributary adjacent to the tract. Driveway spacing, driveway throat length, and median openings shall conform to the Allen Land Development Code criteria, see sections 7.04.1 and 8.05.2. Where applicable driveways should align with median openings and each other on opposite sides of the road. Driveways on opposite sides of Noble Drive should be aligned or appropriate offsets provided. 4. Sight visibility triangles shall be maintained at all street intersections, driveways and median openings. Review of final landscaping plans required prior to construction. 5. Maintenance of the proposed median streetscape should be addressed prior to final plat. PLANNING & ZONING COMMISSION JANUARY 25, 2001 PAGE 6. The center driveway for building 11 on lot 9 shall be eliminated or adequate sight visibility shall be provided by eliminating some parking and protecting view triangles. 7. Conveyance of storm water through the development and outfall upstream of the historic dam site should be reconsidered. An analysis of increased flows resulting from development should be evaluated based on damage to the dam and City of Allen property adjacent to the Creek. We have a concern that the proposed release points may cause a degradation of the waterway through increased erasion to the stream banks and the loss of trees. 8. Drainage, water and sanitary sewer studies must be complete prior to final plat to verify line sizes. Property to the north should be included as an element of the study. Please use the City of Allen's Drainage Criteria Manual and Water Sewer Design Manual as a guide in developing your studies. 9. A revised General Development Plan that meets the requirements of Planning & Zoning should be submitted following the meeting. 10. Justify proposal for open ditch to meet stormwater flows, See section 3.20 of Allen's Drainage Criteria Manual. Open channels shall conform to the requirements of Allen's Drainage Criteria Manual and Land Development Code Section 8.13. Channels shall include one -foot of freeboard and fifteen -foot maintenance easements on both sides of the dramageway. 14. Street lights on Allen Station Parkway should be located in the median. The motion carried. Other Business Ms. Sukup reminded Commissioner Caplinger of the CBD Design Committee Review scheduled for 8:30 a.m. on Monday, January 29, 2001. Adiourn Motion: Upon a motion by Commissioner McGregor, and a second by Commissioner Grimes, the Commission voted 7 I FAVOR and 0 OPPOSED to Adjourn the January 25, 2001 meeting at 9:50 p.m. The motion carried. These ninu�/s approved this $44) day ofd\ /Je1rYwLac_r 2001 r - \ Pam T dW Jd4A� � Ross Obe r, Chairman Conway ' 11. Fence raw tree preservation easement is required on Lots tl and 12. 12. Development of lots 8, 9, 11, and 12 will be deferred until dedication of Noble Drive to Exchange Parkway is completed. 13. Illumination Plan: street lights on Noble Drive should be located on opposite side of street than indicated. 14. Street lights on Allen Station Parkway should be located in the median. The motion carried. Other Business Ms. Sukup reminded Commissioner Caplinger of the CBD Design Committee Review scheduled for 8:30 a.m. on Monday, January 29, 2001. Adiourn Motion: Upon a motion by Commissioner McGregor, and a second by Commissioner Grimes, the Commission voted 7 I FAVOR and 0 OPPOSED to Adjourn the January 25, 2001 meeting at 9:50 p.m. The motion carried. These ninu�/s approved this $44) day ofd\ /Je1rYwLac_r 2001 r - \ Pam T dW Jd4A� � Ross Obe r, Chairman Conway '