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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2007 - 08/21 - RegularPLANNING AND ZONING COMMISSION Regular Meeting August 21, 2007 CITY OF ALLEN ATTENDANCE: Commissioners Present: Robert Wendland James Rushing Steve Shaffer Alan Grimes Jeff Cocking Douglas Dreggors Marcelle Jones Commissioners Absent: City Staff Present: David A. Hoover, Director of Planning and Development Mari Bailey, Senior Planner Erin Jones, Planner Chris Flanigan, Civil Engineer Regular Agenda Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Chair Wendland called the meeting to order at 7:00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century Parkway Consent Agenda Agenda Item 1: Approve Minutes of August 7, 2007, Regular Meeting. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve the Consent Agenda. The motion carried. Regular Agenda Agenda Item 2: Preliminary Plat -Consider a preliminary plat for Cornerstone/Allen addition, Lot 4, 5, and 6, Block A, being 7.61 + acres located at the northeast comer of US 75 and Exchange Parkway PLANNING & ZONING COMMISSION PAGE 2 .IW1,,-17, 2007 Ru(` z' Ms. Bailey presented the case to the Commission. No questions were asked by the commission. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 2 as proposed. The motion carried. Agenda Item 3: Public Hearing/Replat — Conduct a public hearing and consider a Replat for lots 2R-1, 2R-2, 3R-1, 3R-2, 3R-3 and 3R-4, Block G, being a Replat of Lots 2 and 3R, Block G, Bray Central One, being 15.696 + acres located at the southwest comer of Exchange Parkway and Junction Dr. Ms. Bailey presented the case to the Commission. Chair Wendland opened the public hearing and with no one wishing to speak closed the public hearing. Commissioner Cocking pointed out that the Vicinity Map was inaccurate regarding the connection of Junction Dr. Chris Flanigan , Civil Engineer stated that the vicinity map was indeed inaccurate and explained the connection for Junction Dr. Commissioner Schaffer asked if access to the water tower had been taken into consideration. Ms. Bailey stated that is had been discussed and most likely access will be available through an access easement. Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Schaffer, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 3 as proposed. The motion carried. Agenda Item 4: Public Hearing/Replat — Conduct a public hearing and consider a request for an amendment to Specific Use Permit No. 45 to the property is .529 + acres located in the Allen Heights Shopping Center, Block A, Lot 2; located at 1215 E. Main Street, Collin County, City of Allen, Texas. Ms. Bailey presented the case to the Commission. She highlighted the parking issues staff had worked through with the applicant and stated that staff recommends approval. Commissioner Schaffer asked if the fire lane would be shared with the rest of the shopping center. Ms. Bailey confirmed that it would be a shared fire lane. PLANNING & ZONING COMMISSION . , 5. , ' 2007 PAGE Chair Wendland opened the public hearing and stated that there was one written submission in favor of this item submitted by; Ruth Frye of 1208 Clearwood Ct. stating that, "it will be convenient for the community " With no one wishing to speak Chair Wendland closed the public hearing. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Jones, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 4 as proposed. The motion carried. Agenda Item 5: Public Hearing — Conduct a Public Hearing and consider a request for an amendment to Planned Development No. 88 to amend the regulations related to private streets, side yard setbacks, and fence restrictions for the Estates of Twin Creeks, which includes 79 585 acres of land situated in the Jesse A. Gough Survey, Abstract No. 347 and the Alfred Slack Survey, Abstract No. 854, Collin County, City of Allen, Texas; located north of McDermott Drive and east of Custer Road Mr. Hoover presented the case. Chair Wendland opened the public hearing. Roger Pachuta at 616 Naples Dr. asked for further clarification regarding opaque fences. Mr. Hoover stated that PD -88 currently states that key lots must have opaque fences but the deed restrictions for Twin Creeks prohibit them. This amendment will correct that discrepancy Motion: Upon a motion by Commissioner Dreggors and a second by Commissioner Grimes, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 5 as proposed. The motion carried. Agenda Item 6: Public Hearing — Conduct a Public Hearing and consider a request for an amendment to PD Planned Development No. 96 to expand the boundaries of Tract 1 by 8.43 ± acres and amend Development Regulations for Lot 37, and sub areas 1, 2, and 3 for Bethany Mews The property is 8.43± acres situated in the T.G. Kennedy Survey, Abstract No. 500, the David H. Nix Survey, Abstract No. 668 and the James Wilcox Survey, Abstract No. 1017, Collin County, City of Allen, Texas; located south of Bethany Drive and East of Alma Drive. Mr. Hoover begin the presentation and then turned it over to Amy Monier of Emerson Partners to present the details of the case to the commission. Ms. Monier gave a brief history of Bethany Mews and then presented the new additions to the project. Chair Wendland opened the public hearing and stated that there was one written submission in favor of this item submitted by Audrey Beard of 1215 Old Bethany Rd. and one written submission in opposition by Ricky Grlcrease at 402 Woodbridge Dr. With no one wishing to DIY speak Chair Wendland closed the public hearing. PLANNING & ZONING COMMISSION PAGE 4 Aw .ai' 2007 Commissioner Grimes requested that Chris Flanigan , Civil Engineer address questions regarding modified curbs, setbacks, and 20% flyash concrete requirement. Mr. Hoover stated the reduction in setback requirements allows the lots to float in the way necessary to make a development like this work. Mr. Hoover also stated that he is asking that the commission table this item until the September 4, 2007 meeting to have time to finalize several details in the development regulations. He also stated the curbs as proposed will allow for natural drainage and will lead to LEED certification as well as aesthetic improvements to the area. The concrete with 20% flyash has been adopted by the City of Allen from the North Central Texas Council of Governments standards and is acceptable material. Mr. Flanigan reiterated that his opinions on flyash materials are the same as Mr. Hoover's. He also stated that the curbs function for drainage purposes and since they will be maintained by a private entity the Engineering Department has no objections. He also stated that 60' wide utility easements will be required for setbacks. Commissioner Grimes asked for further information regarding setbacks. Mr. Hoover stated that the setbacks are based on a 60' utility easement and while most ALDC setbacks are permitted to have some encroachment these will not. Commissioner Dreggors asked how the lots will be serviced by utilities. Mr. Hoover stated from the front. Commissioner Dreggors asked how building permits would be issued for the "slice of bread" lots and what kind of follow up would happen to ensure regulations are followed. Mr. Hoover stated that staff is still working that detail out but like other developments building permits go through intensive review based on the plat before the structure is permitted and that will be the case for this development as well. Chair Wendland stated for clarification that the development regulations will require a re -plat for each "slice of bread" lot as they are developed and Commissioner Cocking stated that the P&Z commission will not see 4 lots or less in a re -plat situation. Chair Wendland asked if the commission would be seeing finalized development regulations and Mr. Hoover stated that if this item is tabled it will return on the September 4, 2007 meeting. Commissioner Jones asked what the commission would be voting on tonight. Mr. Hoover stated ideally they would be voting to table the item until September 4, 2007 Commissioner Rushing asked what material would be used for the roads. Mr. Flanigan stated concrete or perhaps an undetermined material that would protect the tree roots. Mr. Hoover stated it will not be gravel. Commissioner Jones stated that she is concerned that if the "slice of bread" lots are not closely watched we will end up with un -buildable lots. She also stated that she is concerned about the narrow streets. Mr. Hoover stated that staff is currently working through the street regulations PLANNING & ZONING COMMISSION PAGE 5 dnly-19;2007 July with the developers to make sure the narrow streets are not a problem. He also stated that narrow streets will not be city wide, but only in this development. Commissioner Jones asked how puking will be enforced. Mr Hoover stated it will be combined between the city fire Innes and the development's deed restrictions. Commissioner Jones also wanted further clarification about encroachment in the easements. Mr. Hoover stated that is a detail that will be worked out depending on the easement width and will return with the rest of the regulations at the September 4" meeting. Commissioner Schaffer asked for clarification on what we public and what will be private streets. Mr. Hoover said everything in the development will be private but will not be gated. Commissioner Schaffer asked if fire turning radii have been checked. Mr. Hoover stated they have. Commissioner Grimes stated that he is uncomfortable with the lot coverage. Mr. Hoover stated that the allowance is higher due to the amount of open space surrounding the lots, similar to other sections within the Montgomery Farm development. Chair Wendland stated that he is not uncomfortable with the narrow streets as this is a unique development. He also stated he would like to defer action and table the item until development regulations have been finalized. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Schaffer, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to table item 6 until the September 4, 2007 meeting and not to re -open the public hearing at that time. The motion carried. Agenda Item 7: Public Hearing — Conduct a Public Hearing and consider a request for an amendment to PD Planned Development No 96 to expand the Planned Development. Development Regulations are proposed for a mix of uses including R-6 Residential, TH Townhome and LR Local Retail for Connemara Crossing. The property is 18.59+ acres situated in the David H. Nix Survey, Abstract No. 668, and the Michael See Survey, Abstract No. 543, Collin County, City of Allen, Texas: located northeast of Bethany Drive and Alma Drive. Mr. Hoover begin the presentation and then turned it over to Amy Monier of Emerson Partners to present the details of the case to the commission. Ms Monier gave a brief history of Connemara Crossing, recapped the public meetings they held last year with the Waiters Crossing neighbors ,and stated that the main issues of concern in those meetings were use of the alley, tree line protection and height of the townhomes. She then stated how she believes Emerson Partners have tried to address those issues with the new design. Chair Wendland opened the public hearing. L PLANNING & ZONING COMMISSION d*", 2007 Stephanie Walton 1231 Newbury Dr. Opposed Christina Cabral 415 Irvine Dr Opposed Robert Stack 400 Irvine Dr. Opposed Robert Piazza 514 Irvine Dr. Opposed Ed Halphen 512 Irvine Dr. Opposed Pete March 1201 Sonoma Dr. Opposed Shane and Shelley Stelmach 1235 Irvine Dr. Opposed Ricky Gilerease 402 Woodbridge Opposed Mark Massei 508 Irvine Dr. Opposed Summery of Complaints: PAGE 6 • Do not want Townhomes adjacent to Watters Crossing would prefer Single family • Opposed to foot traffic through Watters Crossing due to Retail and Townhome cul-de- sacs • Will be a negative impact on Norton Elementary with increased enrollment • Plenty of retail in Allen do not need or want more that close to Watters Crossing • Concerned that Townhomes will lower Watters Crossing property values 1 • Concerned that townhomes will not hold their value over the years and will become rental properties. That will be a detriment to the neighborhood and city PLANNING & ZONING COMMISSION PAGE 7 P2007 au a • Upset that City Council turned down the idea of Townhomes last year and yet they are being brought back for consideration again. • Concerned about shared alley and cutting through the existing tree line • During neighborhood meetings with Emerson Partners Watters Crossing representatives said they would prefer to lose part of the tree line and share the alley then to have townhomes backing up to their homes. • Do not want open access to their homes which will happen without a physical barrier. • Concerned about increased crime the townhomes will bring • There is no where locally where townhomes are selling for more than $180,000 • Concerned that Ms. Monier is a business woman and does not want what is best for Allen residents. Chair Wendland stated that staff bad received 12 written responses in opposition and 2 in favor of item 7 With no one else wishing to speak Chair Wendland closed the public hearing. He then asked Mr. Hoover and Ms. Monier to address the concerns. Ms. Monier stated the following: • The overall density is less than what is allowed by R-5 that could go in at this location • She would prefer to see environmentally friendly barriers as opposed to screen wall however that issue will be addressed at platting. • The distance from the Watters Crossing back yards to the retail center has a 40' slope down so the idea of children wandering over to the retail is unlikely • A plan showing single family was shown at the Watters Crossing neighborhood meeting, there was inconstancy with attendance in the three meetings and out of 200 residents 40 came to the last meeting. • Craig Ranch, a premier development in McKinney, has Townhomes abutting residential that are selling in the $400,000's. Townhome developments are not all the same across the board and Emerson believes that these townhomes in Connemara Crossing will be of the highest quality and design standards. • Parking has been taken into consideration with garages for the townhomes as well as guest parking • From the back of Watters Crossing the townhomes we a good 35-41 feet which is more than currently exists between the single family residential within Watters Crossing. • Emerson Partners is following the comprehensive plan set forth by the City of Allen, which calls for medium density residential and retail on this corner. Chair Wendland asked if development regulations are still being worked out and Mr. Hoover replied that they will be finalized by the September 4, 2007 meeting. Commissioner Cocking pointed out a discrepancy in the regulations stating that the zoning was R-6 when it is R-5. He also wanted to know if the R-5 will have rear entry garages. Ms. Monier stated that they would like rear entry garages due to the natural slope. E PLANNING & ZONING COMMISSION PAGE 8 4W[u , 2007 Commissioner Cocking stated that he has a problem with the lack of a barrier and that typically the city requires some sort of barrier to block light pollution and he would like to see a barrier built into the development regulations not just addressed in the platting stage. Ms. Monier stated that she assumed it would be addressed in the platting stage and noted his concern. Commissioner Jones stated that she is concerned with the narrow streets and asked to see a rendering of the slope. Ms. Monier showed the slope and explained the height of the townhomes again. Commissioner Rushing asked where the property line falls and Mr. Hoover stated in the middle of the alley, although it may be the edge as is generally the case. Mr. Hoover also showed a picture of the tree line and stated that a masonry barrier will not do any more than what the existing tree line is already doing. Commissioner Rushing asked what will happen to the tree line adjacent to the Single Family section south of Watters Crossing. Ms. Monier stated that they will have to cut through in places for access but it will be done in a manner to save as many trees as possible. Commissioner Grimes stated that he is not opposed to retail but is opposed to a temporary batch plat, is ok with a medical clinic but not a vet as he thinks it will turn into a nuisance over time. Ms. Monier stated that the temporary batch plant is a requirement for LEED certification to cut down on track traffic. Mr. Hoover stated that a temporary batch plant is allowed by right in this area by current regulations Commissioner Grimes stated that Watters Crossing was not designed for foot traffic and he is in favor of a barrier to prevent foot traffic. Ms Monier stated that they will address that issue. Commission Grimes stated that he was not in favor of'Townhomes backing to residential last year and is still in opposition. Ms. Monier reiterated that she believes they will be of high quality and appreciates his point of view. Chair Wendland stated that he would like to see finalized development regulations. He stated he is not opposed to Townhomes and feels like they are an appropriate transition zone. He will not be in support of a barrier that would take away from the tree line. He is pleased with the updates but understands the Watters Crossing concern with foot traffic and would like to see that addressed before the regulations are brought back before the commission. Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Grimes, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to table item 7 until the September 4, 2007 meeting and to re -open the public hearing at { that time. The motion carried. PLANNING & ZONING COMMISSION PAGE 9 2007 Au J� Other Business Mr. Hoover stated that the Bethany Mews and Connemara Crossing regulations would be reviewed and finalized by the September 4, 2007 meeting. Adjournment Motion: Upon a motion by Commissioner Dreggors and a second by Commissioner Schaffer. The Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn the Planning and Zoning Commission meeting at 9:30 p.m. These minutes appr ed this 1 day of 2007 y 1I er Wendland, tliairman Erin Jones, Parmer