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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2005 - 07/19 - Regular; V_ CITY OF ALLEN ATTENDANCE: Commissioners Present Gary Caplinger, Chair Alan Grimes Robert Wendland Douglas Dreggors James Rushing Darion Culbertson Robin Sedlacek Commissioners Absent None City Staff Present: 1 David A. Hoover, Director of Planning Lee Battle, Senior Planner Sally L. Leeper, Planner Dennis Abraham, Civil Engineer Joe Gorfida, City Attorney Regular Agenda PLANNING AND ZONING COMMISSION Regular Meeting July 19, 2005 Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Chairman Caplinger called the meeting to order at 7:00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century Parkway Director's Report on July 12, 2005 City Council Action • The City Council approved the amendments to the Allen Land Development Code, with the exception of the definition of "Natural State," as recommended by the Commission. 0 PLANNING & ZONING COMMISSION PAGE 2 JULY 19, 2005 Consent Agenda 1. Approve Minutes of July 5, 2005, Regular Meeting. 2. Consider a Final Plat for Twin Creeks Phase 711, being 37.948± acres of land located east of Custer Road and south of Exchange Parkway. 3. Consider a Final Plat for Twin Creeks Phase 8B, being 26.352± acres of land located east of Waterdown Drive and west of Exchange Parkway. 4. Consider a Final Plat for Waterford Parks — Phase 4, being 34.2050± acres of land located south of Ridgeview Drive between Stacy Road and Watters Creek. Clarification was requested regarding the Minutes of July 5, 2005, as to a statement of nonsupport for the relocation of Ridgeview on the Boyle Tract. Commissioner Wendland indicated he had made that comment. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Wendland, the Commission voted 7 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. 1 Reeular Aeenda ITEM 5: Consider a Preliminary Plat for The Villas at Twin Creeks II, being 26.7± acres of land located between Benton Drive, Bray Central Drive, Walters Road and Plainview Drive. Mr. Hoover presented the request to the Commission. He stated that the property was zoned PD 54 for Townhomes in May 2005, and a General Development Plan was approved in June 2005. This Preliminary Plat represents 237 townhome lots with a density of 8.8 units per acre. The required parking and open space are provided. He reviewed the plans for screening and access to the open space. Staff recommends approval. Mr. Warren Corwin, representing the owner, was available for questions. The consensus of the Commission was to approve the request. Motion: Upon a motion by Commissioner Culbertson and a second by Commissioner Sedlacek, the Commission voted 7 FOR and 0 OPPOSED to approve the Preliminary Plat for The Villas at Twin Creeks II. The motion carried. 0 PLANNING & ZONING COMMISSION PAGE 3 JULY 19, 2005 ITEM 6: Consider a Preliminary Plat for Parkside Village Addition, being 28.0121 acres located at the southeast corner of Malone Road and Shelley Drive Mr. Hoover presented the request to the Commission. This property was previously owned by the Allen Independent School District who is selling it to Allen Parkside Ltd. The commercial and Townhome property recently rezoned adjacent to FM 2551 is located to the east. The proposal is consistent with the zoning, the General Development Plan, the Future Land Use Plan, and the Allen Land Development Code. A single -loaded street is shown adjacent to the park land on the east. Staff recommends approval of the request. Motion: Upon a motion by Commissioner Culbertson and a second by Commissioner Wendland, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to recommend approval of the Preliminary Plat for Parkside Village Addition. The motion carried. ITEM 7: Public Hearing and consideration of a recommendation to change the zoning from AO Agriculture -Open Space to PD Planned Development No. 97 for R7 Residential Uses for 32.891 acres of land located north of W. McDermott Drive between Lakeview Drive and Custer Road. Mr. Hoover presented the request to the Commission. The new entrance to Twin Creeks at Lakeway Drive is located to the east of this property The proposal includes the existing lakes. These lakes will not be dedicated to the City, but will be maintained by the Homeowner's Association. Single -loaded streets are only required adjacent to public open space, therefore, this proposal includes a portion of the area with single -loaded streets. The development includes 104 proposed lots and 1 common open space lot. The lakes cover approximately 12f acres, and the remainder of the development is located on approximately 211 acres. The density based on gross acreage is 3.4 units per acre, based on net acreage it is approximately 6 units per acre. There are many trees on this property, and any being removed will be mitigated for in accordance with the tree preservation ordinance. This property was originally zoned as Agriculture -Open Space. It is shown on the Future Land Use Plan for Medium Density Residential, which includes Residential 6, Residential 7, Duplex, and Townhome Districts with the density from 5.2 to 10.8 units per acre. The side yards are proposed to be 3 and 7, with 10 feet between homes Mr. Hoover reviewed the circulation proposed for the property. Shallowater Drive, adjacent to the property to the west, will be built with this development. Front entry garages are being requested since there is very little room or desire for alleys. This would be consistent with PLANNING & ZONING COMMISSION PAGE 4 JULY 19, 2005 approvals on the Montgomery Farm property, where open space was a consideration. Photographs were provided depicting the style of homes that would be built on the property. Mr Joel Robuck, representing the owner and developer, was available for questions. The Commissioners discussed the request. The Comprehensive Plan shows the property to the west to be low density residential, with a commercial tract at the comer of Custer Road and McDermott Drive. The Twin Creeks Planned Development No. 54 includes a large mix of zoning, including a mixture of lot sizes. Planned Development No 88 includes a mixture of lot sizes to the north of this property The Commission discussed the fact that double -loaded streets are not required adjacent to private open space. An internal trail system might be provided, but this does not tie into the City's trail plan. This property is not shown on the City's Master Trail Plan. It was noted that sidewalks will be constructed within this development and there will be a Homeowner's Association to maintain the lakes and open space. Chairman Caplinger opened the public hearing. Andrew St. John, 13 Wooded Lane, spoke against the request. His concerns were the size of the lots and the quality of the builder. He was also concerned about the fact that a Homeowner's Association will be in control of waterways that we tied to The Woods Addition. Tammy Lee, 9 Wooded Lane, spoke against the request and presented a petition signed by residents of The Woods and Mary McDermott Cook opposing the development. This petition is attached and made a part of these minutes. She was concerned about the image being portrayed at the western entrance to the City, was opposed to having the rear of homes on McDermott Drive, and concerned that the southern exit is directly across from the entrance to their addition. She was also concerned that this road would become a cut -through and a safety issue. She expressed concern about the density and the value of the homes to be built. She stated this is not the right development for this property. Ralph LaRovere, 8 Wooded Lane, spoke against the request and expressed concern for the land. He prefers to see something better for this land and stated that this is the entrance to Allen from the west. He is not against development, but does not agree with this proposal. Eric Liepins, 15 Wooded Lane, spoke against the request and stated he is concerned about a letter he received from his insurance company indicating that the creek into The Woods is now designated on the FEMA maps and is in the 100 -year floodplain. He is concerned about the possibility of this lake area creating a further problem with floodplain on his land. Brian Trent, 6 Wooded Lane, spoke against the request and stated he was concerned about density This is not just pasture land, but beautiful rolling land. PLANNING & ZONING COMMISSION PAGE 5 JULY 19, 2005 John Roach, owner of the property, spoke in favor of the request. He indicated that he has been approached several times about selling this property. He has always advised possible purchasers to talk with City Staff first. He feels Mr. Robuck and Ryland Homes are credible. He is complimented about how his neighbors feel about the property. The property looks considerably better now than it did in previous years; it was full of weeds and was in bad condition. The creek was a marsh. He has taken care of the property and made it look so much better that now the neighbors want it to remain. He feels he would be penalized for taking care of the property. The fence on the north of this property is gone, and it is now fenced by the homes on the north. Chairman Caplinger closed the public hearing. Mr. Joel Robuck, 3816 Bryn Mawr, Dallas, TX 75225, addressed the Commission. He indicated that he is a consultant on the property working with Mr. Roach and Ryland Homes. He expressed appreciation to the City staff as work has been progressing on this property for over a year. He is requesting Planned Development zoning on this property. He stated that the Ryland vision is for a very special development. A specific product is being designed for a $300,000 to $400,000 price range. This is consistent with The Somerset community to the north. Amenities include preservation of 36% of the land in open space and lakes. The primary market for this development will be empty nesters that do not desire a large home or lot, but want quality Mr. Fred Phillips, Vice -President of Ryland, and John Hutchison, Division Vice -President of Ryland were also available. Mr. Robuck noted that Ryland has been in Allen before—in Lost Creek and Walters Crossing, and are in the process of developing a Townhome community. He stated the project is consistent with the City's Thoroughfare Plan and includes construction of Shallowater Drive to the west with 45 feet of the eventual 90 -foot right-of-way This will provide access to Twin Creeks to the north. He indicated that they are in compliance with the Future Land Use Plan regarding density The Plan shows Medium Density Residential (MDR). This proposal is considerably less than what is allowed under MDR. The gross density is 3.2 units per acre. There are 104 lots on 33 acres of land. Mr. Robuck reviewed the developed property surrounding this project in Twin Creeks. He added that the lake will be owned by the Homeowner's Association. The City's Park Department indicated to them that this property would not fit into the City's park system. The main entrance is to the west on Shallower Drive. He also noted that they are designating an additional 10 feet of right-of-way on McDermott Drive. Mr. Robuck indicated that they are pursuing the following regulatory issues: 1) Corps of Engineers approval to cross the wetlands; 2) TCEQ approval regarding the dam. It was built by Mr. Roach and has trees growing in it, which has resulted in the dam leaking. They plan to drain the lake and clean the silt before rebuilding the dam; 3) FEMA – this property has never been defined as being in the 100 -year floodplain. They are studying this and will be submitting the study to the City and FEMA. He stated that they are sensitive to the trees. They will be replaced PLANNING & ZONING COMMISSION PAGE 6 JULY 19, 2005 in accordance with the Tree Mitigation requirements. In addition, they will construct a trail 1 system around the pond. The Commissioners questioned the plans for the perimeter wall to be located on McDermott Drive. Mr. Robuck indicated that they will be dedicating 10 feet of right-of-way for McDermott Drive, and will have a 15 -foot wall easement which will include an eight -foot masonry screening wall in addition to extensive landscaping outside the wall. Commissioners asked where the flow goes from the spillway, and they were advised that the pipe will be located in the center of the dam and the flow would continue southeasterly through the Hillwood property and eventually into Rowlett Creek. It was noted that the pictures of homes presented at the hewing me not actual homes to be built on the property, but representative in nature. Ryland Homes is designing their prototype at this time. Commissioners noted that the proposal appears to be somewhat dense. Regarding the Concept Plan, concern was expressed as to whether 104 homes can provide upkeep for the lake amenities. Mr. Robuck stated there will be no swimming pool feature, which would increase the dues. The proponent feels comfortable that the maintenance can be provided with reasonable Homeowner Association dues. Regarding traffic safety, it was stated that this is only a piece of the area, the area will continue to develop with the McDermott property to the west and to the south. The Commission discussed the fact that the proposal is not dense according to "Medium Density" regulations of the Comprehensive Plan, and further discussed the front entry homes located in the Somerset section of Twin Creeks to the north. Mr. John Hutchison, President of the Dallas Division of Ryland Homes, reviewed their experience as developers in the City of Allen. He stated this will be a very special development. The front lawns will be maintained by the Homeowner's Association. The Commission asked if elevations of their product might be available for viewing. Mr. Hutchison stated that they do not have any at this time. He feels their minimum house size will be 2000 square feet with single story homes. They may possibly include a media room upstairs. The Thoroughfare Plan indicates the collector to be located on the west side of this development. This will terminate to the north in Twin Creeks. Discussion was held about including the trail system into the City's trail system. Mr. Hoover stated that the trail and parks system is set by certain standards, and this property was not included in the master plan. This should be fairly easy to accommodate, but maintenance of the public portion would need to be considered. The Allen Land Development Code requires that the floodplain be dedicated to the City unless the City does not desire to acquire it. This property is not included in the City's drainage plan, and therefore it is not intended to be dedicated. PLANNING & ZONING COMMISSION PAGE 7 JULY 19, 2005 1 The Allen Land Development Code requires that the floodplain be dedicated to the City unless the City does not desire to acquire it. This property is not included in the City's drainage plan, and therefore it is not intended to be dedicated. Some Commissioners noted that they would prefer to see a balance between R7 and R3 units, and that the City is approving too many Townhome developments and R5 and R6 property Mr. Hoover discussed the difference between gross and net density. Staff calculates overall density on gross acreage. He noted that the Comprehensive Plan shows Medium Density Residential for this property, and that literally this would be considered low density residential as defined in the Comprehensive Plan. There was a suggestion made that the lake could be filled in and the entire site could be developed by someone less interested in the beauty of the lake property Mr. Roach, current owner of the property, discussed the history of the lake. A concern was expressed regarding the homes that will back to McDermott Drive. The Commission indicated that this is provided for with the landscape easements that area required. It was suggested that the 15 -foot landscape easement with the 10 -foot right-of-way dedication be made a part of the development regulations. Mr. Hoover stated that residential property is not allowed to front on thoroughfares; therefore, these must back to McDermott Drive since there is no room for additional exit streets or cul-de- sacs. The applicant was asked whether the property would be developed in phases and he indicated that there will be only one phase. Some of the Commissioners indicated that they would prefer 2,000 square foot minimums on the homes and 6,000 square foot lots. There was some support for increasing the lot width to 50 feet. Commissioners indicated that they would prefer to see building elevations of the homes to be built. It was noted that increasing the lot size will eliminate a certain number of lots, and this will probably result in a reduction in the size of the lake. Mr. Hoover questioned whether the Commission was interested in larger lots or larger frontages? It was suggested that 50 x 100 lots might be considered, or possibly some lots that were 50 x 90. Chairman Caplinger re -opened the public hearing. Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Rushing, the Commission voted 7 FOR and 0 OPPOSED to continue the public hearing and table the item to the August 2, 2005 meeting. PLANNING & ZONING COMMISSION PAGE 8 JULY 19, 2005 1 ITEM 8: Public Hearing and consideration of an amendment to the Allen Land Development Code to amend the Development and Use Regulations of the Central Business District, to remove the Subdistricts and Design Districts, and to amend the Sign Regulations for the Central Business District. Mr. Hoover advised the Commission that the City Attorney has provided several suggested changes to the draft ordinance that was provided to them. He suggested that the public hearing be continued to the August 2, 2005, meeting. He reviewed the proposal. Chairman Caplinger opened the public hearing Paula Ross, 917 Autumn Lake, expressed concern regarding the ordinance and the proposed changes. She is opposed to changing the regulations. She does not see a vision in the proposed ordinance and stated that the proposal is vague, opposed to removing the design districts. She stated she was opposed to the fact that the Historic Guild is being eliminated from the Design Review Committee. She stated that infrastructure costs are excessive in the District, and the City needs to contribute to these costs, but mostly a Vision is needed. Beth Heffernan, 3728 Chaparral Road, Plano, a member of the Allen Historic Guild, requested support for the Guild. Debra Felski, 631 Lakewood Drive, and a business owner in the District, stated she has been waiting for the new plan for over a year. Her business is in the Medical Supply Sub -district. Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Grimes, the Commission voted 7 FOR and 0 OPPOSED to continue the public hearing to the August 2, 2005, meeting. OTHER BUSINESS: Upcoming Agenda Items Mr. Hoover advised that other than the two "continued" items from this meeting, the next agenda will probably include a Final Plat for Allen Honda and for an additional phase of Twin Creeks, as well as a Discussion item for the Boyle Tract. Adjournment Motion: Upon a motion by Commissioner Dreggors a second by Commissioner Rushing, the Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn the Planning and Zoning Commission meeting at 10:10 p.m. These 'in es approved this day of 2005. ' Gad Capli er, Chairman Kellie Wilson,, Planning Technician r PROPERTY ZONING CHANGE We the following Allen property owners oppose the current development plan presented to the Allen Planning and Zoning Commission as of July 19, 2005, by Berkshire Inc for development of the Roach Land tract of 32.89 acres. We petition the Commission to require the developer to plan a community comparable to its closest neighbors. Specifically we want the developer to blend with The Woods, directly across the street from the planned development and Twin Creeks, which shares the property fine. Specific issues that are unacceptable Square footage of homes is too small 1 Size of lots is too small Homes directly backing up to McDermott Road unsightly Front entry garages Emergency Exit directly across from the Woods entry unacceptable Placement of the subdivision presents no ascetics beauty on McDermott The traffic problem this density of homes will bring to an already busy road We, the property owners, request that you take into considerations that this is our home, some of us have lived here over 10 years. Change is eminent, and we understand However, the current residential development is unacceptable. Pt C I p a OZ Re I d r6 qi E I I mumu■m c H � r2 cz7 mumu■m c