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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2007 - 09/04 - RegularPLANNING AND ZONING COMMISSION Regular Meeting September 4, 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 21, 2007, Regular Meeting. Agenda Item 2: Final Plat — Consider a Final Plat for TriTech Software; being 6.009f acres located southeast of Ridgemont Drive and Greenville Avenue. Motion: Upon a motion by Commissioner Rushing and a second by Commissioner Jones, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve the Consent Agenda. The motion carried. Regular Agenda z PLANNING & ZONING COMMISSION PAGE 2 September 4, 2007 Agenda Item 3: Revised General Development Plan — Consider a Revised General Development Plan for The Village at Allen; being 189.341± acres located at the southeast corner of US75 and Stacy Road. Mr. Hoover presented the case to the commission He explained that this is a revised GDP due to the new event center planned for this area. He explained the realignment of Allen Station Parkway and the screening wall between the development and adjoining neighborhood. He discussed that there will be two parking garages to accommodate the additional parking needed for the event center. He also discussed how the adjacent properties will be rearranged. He stated that the event center may move in the future but the change would be so minor that is would not require a revision of the GDP Commissioner Cocking asked if future phases will be brought to P&Z. Mr. Hoover responded that yes, the office complexes will come back as they develop. Commissioner Cocking then asked Mr. Hoover to explain the tree line and screening wall again. Mr. Hoover said the screening wall will be built in such a way to keep existing trees and those they can not keep will be replaced. Chair Wendland asked if there will be breaks in the wall for pedestrian access. Mr. Hoover stated that it is still up in the air but at this point they can do whatever the adjacent HOA would like them to do. Commissioner Schaffer asked what the parking structure heights will be. Mr. Hoover stated approximately 40 ft. Commissioner Rushing asked where the proposed DART Line will go if it ever happens. Mr. Hoover stated that it would go on the NE comer of Stacy and US 75 on an elevated platform giving people an option to access both sides of Stacy Rd. without having to cross the street. Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 3 as proposed. The motion carried. Agenda Item 4: Revised Preliminary Plat — Consider a Revised Preliminary Plat for The Village at Allen, Lot 1 - 11, Block A, Lots 1 & 2. Block B, Lot 1, Block C and Lots 1 — 3, Block D; being 181.940± acres located southeast of US75 and Stacy Road. Mr. Hoover presented the case to the commission. Mr. Hoover stated he had nothing additional to add to what had already been discussed during Item 3. He stated that this preliminary plat has been through the TRC process. I PLANNING & ZONING COMMISSION September 4, 2007 PAGE Commissioner Cocking asked if the land swap will take place prior to the final plat being issued. Mr. Hoover stated that yes the land swap will take place before the final plat and the Development Regulations will need to be amended regarding signage in the future as well. 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 4 as proposed. The motion carried. Agenda Item 5: Tabled Item/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 presented the case to the commission. Mr. Hoover recapped the information from the last meeting and said that staff is satisfied that the inconsistency issues have been resolved. He then stated that staff recommends approval. Commissioner Cocking asked if there will be street signage that will indicate no parking. Mr. Hoover said yes, but it is still being worked out how to do that in an esthetically pleasing manner. Commissioner Cocking asked if the HOA will have the power to enforce parking. Mr. Hoover said yes. Commissioner Jones asked what will happen with the slice of bread lots if there is one odd lot left over. Mr. Hoover said the developers would not let that happen. If there are only 4 lots left the last buyer will have to buy all 4 or the remaining will become open space. Motion: Upon a motion by Commissioner Schaffer and a second by Commissioner Dreggors, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Agenda Item 4 as proposed. The motion carried. Agenda Item 6: Tabled Item/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 presented the case. He recapped the information from the last meeting and said that staff is satisfied with the changes with the following exceptions: PLANNING & ZONING COMMISSION PAGE 4 September 4, 2007 • Staff does not support the one sided sidewalk and would like to see the sidewalk be on both sides of the street. • Staff does not support rear entry garages. Staff recommends front entry garages in order to cut down on through traffic. Mr. Hoover also stated that it will be made clear that the HOA is responsible for the storm drainage and not the City of Allen. He also said the trash pickup will be worked out during platting. He stated that staff recommends approval with the exception of the above items. Commissioner Rushing asked if the lots are large enough to have a ]-hook driveway Mr. Hoover stated no, or if it did fit it would be a tight squeeze and would not took very good. Chair Wendland opened the public hearing. David Egan 1231 Irvine Dr. Opposed Christina Cabral 415 Irvine Or Opposed Stephanie Walton 1231 Newbury Dr. Opposed Ed Halphen 512 Irvine Dr. Opposed Pete March 1201 Sonoma Dr. Opposed Tony Cabral 415 Irvine Dr. Opposed Richard Reynolds 1218 Bel Air Opposed Dianne Massei 508 Irvine Dr. Opposed Holly Fabiny PLANNING & ZONING COMMISSION PAGE 5 September 4, 2007 1231 Covina Ct. Opposed Randy Boys 1003 Westwood Ct. Opposed. T� Sum*ry of Gemnlwinfsr K • 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 • 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 • 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 • Do not want open access to their homes which will happen without a physical barrier. • Concerned about increased crime the townhomes will bring • Concerned that Ms. Monier is a business woman and does not want what is best for Allen residents. • Concerned with what the definition of novelty shop is and what kind of businesses that may bring. • Concerned about packaged beer and wine sales. With no one else wishing to speak Chair Wendland closed the public hearing. He then asked Mr. Hoover to address the concerns. Mr. Hoover stated the following: • The overall density is less than what is allowed by R-5 that could go in at this location • A screening wall is proposed and they would like to make it a wrought iron fence with a living screen to prevent the destruction of the tree line. • The houses are zoned R-5 not R-6 • With a PD concept plan what you see is what you get. It is part of the zoning and can not be significantly altered without amending the PD which would require a public hearing. • The height of the buildings will be 55', however that is on a slope so no Connemara Crossing buildings will be taller than the existing Watters Crossing houses. • A novelty shop is for uses such as a Hallmark card shop or Party City not a sexually oriented business. • Permitted uses are accomplished through the PD use chart not through deed restrictions. PLANNING & ZONING COMMISSION PAGE 6 September 4, 2007 • TABC categorizes all beer and wine sales as packaged beer and wine stores; however what is intended to go into this development would be a wine store or a wine tasting center not a Beer Barn. Regulations would not allow such a place to be built. • City Council voted against this item without prejudice with is much different than had they voted against it with prejudice. They wanted the Developers to meet with the Watters Crossing residents and refine the plan and that is what has happened. • Connemara Crossing is just one piece of Montgomery Farms. • The comprehensive plan has been updated twice since the initial 1992 plan and the medium density residential description of this land has not changed even with the other changes in the city • Emerson Partners is following the comprehensive plan set forth by the City of Allen, which calls for medium density residential and retail on this comer. Commissioner Jones asked how trash pickup is handled for townhomes currently Mr. Hoover stated the same way it is for Single Family with the polycarts. Commissioner Shaffer asked how far the separation is between the townhomes and single family homes in Watters Crossing. Mr. Hoover stated 25'-30' from the edge of the alley Commissioner Schaffer then asked if there is room for a wall on the Watters Crossing side. Mr. Hoover said yes but it would not be the best location because it would make it more difficult to back out of the existing driveways. Commissioner Dreggors asked Mr. Hoover to talk more about that existing vegetation along the alley Mr. Hoover stated that if the concept plan is approved as is no trees will be removed except for driveway cut throughs. If the homes are not rear entry no trees will need to be removed. Commissioner Dreggors asked how wide the alley is and can two cars pass each other. Mr. Hoover stated it is 16' and would be a tight fit for two cars to pass each other. The turning radius at the end of the alley is sufficient for turning around. Commissioner Grimes stated that his thoughts have not changed since last time and he is not in favor of townhomes. Commissioner Rushing stated that while he is not in favor of townhomes the developer has a right to develop their property but will only support this with a screening wall or fence. Commissioner Jones stated that Montgomery Farms separated single family from townhomes within their own development which would imply they understand the property value issues townhomes may bring. She stated she can not support this item without a fence separating the townhomes from Watters Crossing. Commissioner Cocking stated that looking back at the Comprehensive Plans this area was laid out as medium density residential in 1992 and they were updated in 1998 and 2002. The Watters Crossing residents and HOA had an opportunity at that time to voice their opinion and work through he comprehensive plan process. The developer is following the plan. He will support this item with a screening wall/fence, no alley cuts and front entry garages only PLANNING & ZONING COMMISSION PAGE 7 September 4, 2007 Commissioner Schaffer stated that the developers have a right to develop the property as they see fit according to the comprehensive plan. He would support this plan with screening. Commissioner Dreggors stated that the tree line is very important to him and he does not want alley cut throughs. He stated that this project is upscale, quality and will enhance the City of Allen. He stated that he is in support of this item if all homes are front entry Chair Wendland stated that he is in support of this item. The developers have worked hard and this is not the same plan presented last year. He stated that the comprehensive plan process is an intense process and is not taken lightly He stated that diversity in housing is what makes a community and he will support this item if the screening wall is addressed during the platting stage, and with front entry garages only He recommended that no more than 6 townhomes be conjoined. Mr. Hoover stated that the only place there will be more than that is where the retail is on the bottom and townhomes are on the top. Chair Wendland stated that he does not have a problem with that arrangement. Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Rushing, the Commission voted 6 IN FAVOR, and 1 OPPOSED, with Commissioner Grimes casting the opposing vote, to approve item 6 with the following stipulations: Change R-6 to R-5 in the title, require a sidewalk on both sides of the street, change Watters Creek to Watters Crossing in the body of the text in the PD, add a required 8ft barrier fence, remove the provision for alley cuts in subdistrict A and require front entry garages only. Other Business Mr. Hoover stated upcoming projects will include addition Village at Allen plans. Chair Wendland stated that tonight's meeting may be the last meeting for Commissioner Schaffer. He thanked him for his service. Commissioner Schaffer stated that he has enjoyed serving on P&Z and hopes to be back in the future to serve the City of Allen in another capacity Adjournment Motion: Upon a motion by Commissioner Dreggors and a second by Commissioner ,Rushing. The Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn the Planning and Zoning Commission meeting at 9:00 p.m. A�Thes inutes appr ed this �day of Qlt.� 2007 (�L✓v�J 2 ert WenrffanrNairman Erin Jones, PI a ter