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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2005 - 08/02 - RegularPLANNING AND ZONING COMMISSION Regular Meeting August 2, 2005 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: David A. Hoover, Director of Planning Lee Battle, Senior Planner Sally L. Leeper, Planner Kettle Wilson, Planning Technician Dennis Abraham, Civil Engineer Joe Gorfida, City Attorney Tim Dentler, Director of Parks & Recreation Brian Bristow, Manager, Capital Projects and Grants, Parks Department Regular Agenda Call to Order and Announce a Quorum is Present: With a quomm 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 26, 2005 City Council Action • The City Council adopted amendments to the Allen Land Development Code • The City Council had a public hearing on the Central Business District. They voted to continue to the Public Hearing to their next meeting I PLANNING & ZONING COMMISSION AUGUST 2, 2005 Consent Agenda PAGE 2 Agenda Item 1: Approve Minutes of July 19, 2005, Regular Meeting Consider a Final Plat for Twin Creeks Phase 7B, being 37 948± acres of land located east of Custer Road and south of Exchange Parkway. Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Culbertson, the Commission voted 7 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. Regular Agenda Agenda Item 2: General Development Plan - Consider a General Development Plan for Allen Day School, being 3.3890± acres of land located between Bethany Drive and McDermott Drive, west of Watters Road. Mr. Hoover presented the Plan to the Commission. He stated that provisions have been made for the circular drive to coordinate with the drive location on the southern property line. A traffic study has been completed to determine adequate needs for throat lengths. Mr. Roland Foerster, representing the applicant, addressed the Commission. Mr. Foerster stated that the applicant will work with staff to preserve the existing tree line. Commissioner Dreggors was concerned about the slope of the property and the possibilities of children falling into the creek. Mr. Foerster responded that the area will be fenced, and the exact placement of the fence has not yet been determined. Should it be determined that it is necessary to construct the fence closer to the building for safety reasons, the owner will comply Motion: Upon a motion by Commissioner Culbertson and a second by Commissioner Rushing, the Commission voted 7 FOR and 0 OPPOSED to approve the General Development Plan for the Allen Day School. The motion carried. ITEM 3: Continue 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 32.89± acres of land located north of W McDermott Drive between Lakeview Drive and Custer Road. Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Culbertson, the Commission voted 7 FOR and 0 OPPOSED to remove the item from the table. The motion carried. Mr. Hoover presented the proposal to the Commission. He stated that the property is shown on the Future Land Use Plan as Medium Density Residential, which would include R6, R7, Duplex and Townhome development. Front entry garages are being requested as the nature of the site PLANNING & ZONING COMMISSION PAGE 3 AUGUST 2, 2005 does not lend itself to alleys. What is being proposed falls well within the development regulations of R7 zoning. Mr. Hoover stated in the last meeting there were a number of comments on the Comprehensive Plan and the Land Use Plan. He advised that at the time these two items were adopted, Public Hearings were held by both the Planning & Zoning Commission and the City Council. There were a number of opportunities for public input. Copies of the proposed plan, before it was adopted, were on file at the Library and City Hall for at least 30 days for review and questions. No comments were received during the entire 18 -month process about this site. Mr. Joel Robuck, representing the owner, addressed the Commission. Mr. Robuck presented a handout that included the zoning request, the changes that were done as a result of the discussion from the previous Commission meeting, and a lot dimension table. The minimum living area increased from 1,500 square feet to 1,900 square feet. No home site will be less than 5,000 square feet. To soften the streetscape, they have added one (1) 4" caliper tree for each home site adjacent to McDermott. The Plan includes: • 104 home sites - 32 homesites per acre — previous proposal was 4.0 per acre • 61 homes will have an average lot size of 5,000 to 5,999 square feet — 58% • 32 homes will have an average lot size of 6,000 to 7,000 square feet — 31% • 11 homes will have an average lot size greater than 7,000 square feet — 11% • Front yard setback — 15 feet from the front of the residence — 20 feet from the front entry garage • Rear yard setback — 10 feet • Side yard setback — 3 feet and 7 feet, with 10 feet separation between homes • Comer lot side yard — 5 feet, measured from the front yard building setback line • Minimum lot width — 45 feet, measured at the front building line • Minimum lot depth — 90 feet, measured at the center of the home site • Minimum living area — 1,900 square feet • Maximum percent of lot coverage — 60%, excluding porches, driveways and patios • Building height — 35 feet • Building height in stories — 2.5 stories • Garages — Front entry from street — Carriage House architectural double garage doors • Minimum roof pitch — 8/12 • Roof material — 30 year Architectural Dimensional asphalt shingle • Mailboxes — either cluster or individual, depending upon U.S. Postal Office decision Mr. Robuck also presented a rendering of the design of the masonry fence that will be constructed on McDermott Drive, and elevations of a possible product. He concluded his presentation by stating that this plan includes 3.2 units per acre — the Code allows for 10.8 units per acre. The price range for these homes is $300,000 to $400,000 —this will make the proposed development compatible with the surrounding communities. PLANNING & ZONING COMMISSION AUGUST 2, 2005 PAGE Mr. Steve Fluker, an Executive with Ryland Homes, also addressed the Commission. He stated that they do not intend to build a recycled product. They will build a product that Allen can be proud of. Chairman Caplinger stated that the Public Hearing was still open from the July 19, 2005 Planning & Zoning Commission meeting He read into the record speaker cards for those who attended the meeting. Some chose not to speak before the Commission. Chairman Caplinger also read the names into the record for those who e-mailed the City prior to the meeting. James Andrew St. John (spoke in opposition) 13 Wooded Lane Allen, TX Benthany Stradley (opposed) 1 Wooded Lane Allen, TX Tammy Lee (spoke in opposition) 9 Wooded Lane Allen, TX Doreen Trent (opposed — via e-mail) 6 Wooded Lane Allen, TX Paula Rose (opposed) 917 Autumn Lake Allen, TX Resident (Illegible handwriting — opposed) 1812 San Leanna Drive Allen John Roach (applicant — spoke in favor) 10040 Gaywood Dallas, TX Comments from citizens: • Ryland product not compatible with neighboring developments • What happens when the buyers of these homes decide that they will not or can not continue to pay for upkeep of the pond? ® • How much attentive control and oversight will an HOA provide? PLANNING & ZONING COMMISSION PAGE 5 AUGUST 2, 2005 1 • We won't see anything but garages. • This changes the appearance of the community • In the community behind this development there are multiple builders — this property will only have one. — limited product. • Land Use Plan should not drive the zoning. • To be compatible they need 65 -ft. lots. • This property is surrounded by low density • Against R7 • They are manipulating the numbers — you cannot count the lake as land not using. It is not buildable land. • Somerset has bigger homes and more amenities. • Do not like having the HOA responsible for the lake. • Will this development increase or decrease drainage into the neighboring community. Doesn't want to lose the creek. • Do not like the proposed secondary access location. • Concerned with the safety of children exiting the school bus. Mr. Roach addressed the Commission. He stated that before he owned the property there was no lake. He also stated it is time to develop this property Chairman Caplinger closed the Public Hearing. Comments from the Commissioners: • Commissioner Grimes — during the 2002-2022 Comprehensive Plan surveys, 13% of those who responded stated their next home would be smaller. We need to develop a range of home for our citizens. Our Codes regulate the location of entrances and median cuts in a development. He agreed Somerset is a larger product, but they are front entry • Commissioner Rushing - Stated the request was too dense and would not support. • Commissioner Dreggors — Need bigger lot for this price — concerned that the City isn't maintaining lake. • Commissioner Culbertson — This proposal provides diversity in product for Allen — Supports the request. • Commissioner Wendland — Because this is a PD, the Concept Plan will be a part of the ordinance if approved — Agrees the Land Use Plan is a Guide not zoning. This zoning is appropriate and can support the request. We don't zone for a particular builder or a particular price, therefore we should not use this in our consideration. • Commissioner Sedlacek — Yes we have seen a number of requests for higher density development. However, before now most requests have been for lower density. This product gives our citizens more options. The request meets our Thoroughfare Plan — Nice community — can support. • Chairman Caplinger — supports the request. I PLANNING & ZONING COMMISSION AUGUST 2, 2005 PAGE Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Grimes, the Commission voted 5 FOR and 2 OPPOSED, with Commissioners Rushing and Dreggors casting the negative votes, to recommend approval of agenda item 3 with the Concept Plan and all material provided by the Applicant be made a part of the ordinance, with the addition of three (3) development regulations: 1-A mandatory HOA pursuant to The Allen Land Development Code §8.20 shall be established prior to approval of the final plat which shall assume and be responsible for the continuous and perpetual operation, maintenance and supervision of all open space, landscaping systems, landscaping elements and features, including, but not limited to, any and all trails, lakes, ponds, dams or similar structures, and entry features; 2- A minimum landscape easement of fifteen (15 -ft) from the northern right-of- way line of McDermott Drive shall be maintained by HOA; 3 -Perimeter fencing along McDermott Drive and Shallowater Drive shall consist of 100% masonry fencing, with landscaping elements to provide aesthetically appropriate screening with brickfstone offsets. The motion carried. Agenda Item 4: Continue 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. Motion: Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Dreggors, the Commission voted 7 IN FAVOR, and 0 OPPOSED to remove agenda item 4 from the table. The motion carried. Commissioner Wendland stated although he had received the comments distributed from Mayor Pro Tem Ken Falk before the meeting, that he had not had the opportunity to review the comments. He requested that the Commission table the item until August 16, 2005, to allow all the Commission more review time. Motion: Upon a motion by Commissioner Wendlaud and a second by Commissioner Culbertson, the Commission voted 7 FOR and 0 OPPOSED to table agenda item 4 until August 16, 2005. The motion carried. Agenda Item 5: Discussion Item — Conduct a workshop to discuss Boyle Farm, being 164.942f acres of land located north of Exchange Parkway and west of Twin Creeks Drive. Mr. Hoover presented the request to the Commission. He stated that there are items that are in transition at this point. The developer has continued to meet with staff, and hopes to be on the next Planning & Zoning agenda as an action item. PLANNING & ZONING COMMISSION PAGE 7 AUGUST 2, 2005 Other Business Upcoming Agenda Items: • Public Hearing on amendment to the Allen Land Development Code to amend development regulations for the Central Business District. • Zoning — Boyle Tract • Final Plat — Twin Creek 6B Adjournment Motion: Upon a motion by Commissioner Wendland and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn the Planning and Zoning Commission meeting at 9:35 p.m. Th es minutes approved this 1 Aday of 2005. ar Caplinge . Chairman Kellie Wilson, Planning Technician