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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2016 - 02/02 - RegularFebruary 2, 2016 I �_ CITY OF ALLEN ATTENDANCE: Commissioners Present: Jeff Cocking, Chair Ben Trahan, 1" Vice -Chair Stephen Platt, Jr., 2n° Vice -Chair John Ogrizovich Luke Hollingsworth Shirley Mangrum Absent: Michael Orr PLANNING AND ZONING COMMISSION Regular Meeting February 2, 2016 City Staff Present: Ogden "Be" Bass, AICP, Director of Community Development Shawn Poe, PE, Assistant Director of Engineering Tiffany McLeod, AICP, Senior Planner Madhuri Kulkami, AICP, Planner David Dodd, City Attorney Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Chairman Cocking called the meeting to order at 7:00 p.m in the City Hall Council Chambers Room at Allen City Hall, 305 Century Parkway Director's Renor[ I Action taken on the Planning & Zoning Commission items by City Council at the January 26, 2016, regular meeting, attached. Consent Aeenda(Routine P&Z business Consent Agenda is approved by a single majority tote. items may he removed for open discussion br a reguestfrorn a Commission member or member ofstaf..) 2. Approve minutes from the January 19, 2016, regular meeting 3. Final Plat — Consider a request for a Final Plat for Estates of Twin Creeks, Phase Il, being 29.138± acres located in the Jesse A. Gough Survey, Abstract 347, City of Allen, Collin County, Teras; generally located southwest of Shallowater Drive and Lexington Avenue. (FP -1/13-16-5) [Estates of Twin Creeks, Phase 11] Commissioner Mangrum asked to pull Item Number 2 from the agenda for discussion and possibly a correction February 2, 2016 Chairman Cocking asked for a motion for Consent Agenda Number 3 only Motion: Upon a motion by 2" Vice -Chair Platt, and a second by Commissioner Mangrum, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve Item 3 of the Consent Agenda. The motion carried. Chairman Cocking said Item Number 2 has been pulled for individual consideration. Commissioner Mangrum stated that under Regular Agenda Item Number 5, under "Motion", she was not sure if 2" Vice -Chair Platt made that motion and believed it was Commissioner Orr. 2" Vice -Chair Platt said he remembers making the motion. Chairman Cocking stated that motion was wordsmithed, but that 2" Vice Chair Platt was the originator of that motion. Motion: Upon a motion by I" Vice -Chair Trahan, and a second by Commissioner Hollingsworth, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve Item 2 of the Consent Agenda. The motion carried. Regular Aeenda 4. Public Hearing — Conduct a Public Hearing and consider a request to change the base zoning of a portion of Tract C of Planned Development PD No. 98 (to be re -designated as Tract C-1) from Townhome Residential TH to Single-Familv Residential R-7, and adopt a Concept Plan, Development Regulations, and Building Elevations. The property is a 4.247± acre tract in the LW Parsons Survey, Abstract No. 705, City of Allen, Collin County, Texas; generally located south of Ridgeview Drive and west of Twin Creeks Drive. (Z-7/21/15-49) [Ridgeview Villas] Ms. Madhuri hulkami, Planner, presented the item to the Commission. She stated that the item is a PD Amendment and a Public Hearing for Ridgeview Villas. The subject property is zoned Planned Development PD No. 98 for Townhome Residential District TH. The applicant is requesting to change the base zoning from Townhome Residential District TH to Single - Family Residential District R-7 by amending the Planned Development for a single-family development, and adopting development regulations, a concept plan, and building elevations for the property. The proposed residential development is approximately 4.25+ acres. The Concept Plan shows a total of 27 front -entry lots with a minimum lot area of 2,948 square feet and minimum dwelling unit size of 2,200 square feet, on 44' X 67' lots. The proposed density is 6.35 units/acre. The plan also shows 0.48+ acres of open space (which exceeds the required amount of 0.36 acres) and 0.48+ acres of floodplain. There are two (2) access points into the development, both on Ridgeview Drive. ® Screening for the property will consist of an eight foot (8') masonry wall on the north (along Ridgeview Drive) and landscaping. Screening on the western perimeter of the property will consist of an existing six February 2, 2016 foot (6'1 wood fence. On the southern perimeter of the property, the screening will consist of a six foot (6') Ornamental Metal Fence. The development regulations include design standards to establish the Planned Development for the single-family subdivision. Proposed standards include building setbacks, lot standards, dwelling unit size, density, garages, driveways, and screening. The primary building materials are brick, stone, textured stucco, and a composition shingle roof. Enhanced garage doors and enhanced driveways are proposed. The request was reviewed by the Technical Review Committee. Chairman Cocking opened the public hearing Ryan Wiersema, 1507 Riverdale Dr, spoke to opposition to the request. He had concerns about the proposed retaining wall along the southern boundary, overpopulation, and lowering City of Allen standards. He also had a question about the building and garage setbacks. Tariq Hasan, 1526 Hennessey Drive, spoke in opposition to the request. He had concerns about the existing trees being removed. He stated he paid a premium for his lot because of the existing trees behind it. He also voiced concerns over traffic on Ridgeview Drive, the rear yard setback, the expected price points of the homes, lack of pedestrian connectivity, drainage, and the removal of the existing trees. Alan Seyedi, 1700 Texas Hills Court, spoke in opposition to the request He had concerns about the existing trees being removed, and the proposed lot and house sizes. Paul Chang 1524 Hennessey Drive, spoke in opposition to the request. He voiced concerns over the lack of sidewalks or trails within the development, traffic and the proposed density. Natalie Page, 1623 Chisholm Trail, spoke in opposition to the request. She had concerns over the expected value of the homes. Alan Seyedi stated he is not opposed to the developer However, he believes the developer can successfully develop the property with larger homes. Neel Srivatsa, 1505 Hennessey Drive, spoke in opposition to the request. He had concerns about the existing trees being removed, the lack of sidewalks or trails within the development and the density Chairman Cocking closed the public hearing. The following residents submitted citizen responses: - Herman Alex Sedillo, 1530 Hennessey Drive, Allen Texas — Opposed - Natalie Page, 1623 Chisholm Trail, Allen Texas — Opposed - Nepolean, 1706 Texas Hills Court, Allen Texas — Opposed - Alan Seyedi, 1700 Texas Hill Court, Allen Texas — Opposed - Paul Cheng, 1524 Hennessy Drive, Allen Texas — Opposed - Sonia Moncayo, 1600 Alamosa Drive, Allen Texas — Opposed - Tariq Hasan, 1526 Hennessey Drive, Allen Texas — Opposed February 2, 2016 - Rajeev Chowdhry, 1704 Texas Hills Court, Allen Texas — Opposed Youngkwon Lim, 1542 Hennessey Drive, Allen Texas — Opposed Ryan Wiersema, 1507 Riverdale Drive, Allen Texas — Opposed Dwain Stevens, 1611 Singing Water, Allen Texas—Opposed - David Miche, 1623 Fredricksburg Drive, Allen Texas — Opposed Cary Powers, 1609 Alamosa Drive, Allen Texas — Opposed - Joel Soman, 1610 Frederiksberg Drive, Allen Texas — Opposed - Hsiao-Chung Wes, 1609 Fredericksburg Drive, Allen Texas—Opposed - Yana Per Xin, 1603 Fredricksburg Drive, Allen Texas — Opposed - SmLata, 1621 Fredricksburg Drive, Allen Texas — Opposed - Steve MacCourbrey, 1608 Fredricksburg Drive, Allen Texas — Opposed - Arun Nair, 1634 Alamosa Drive, Allen Texas — Opposed - LibayWaldeyes, 1500 Wesley Drive, Allen Texas—Opposed - Yantis Moosa, 1516 Hennessey Drive, Allen Texas — Opposed - Bich Phan, 1615 Alamosa Drive, Allen Texas — Opposed - Mike Flridi, 1606 Wessley Drive, Allen Texas — Opposed - Joanna Galloway, 1605 Singing Water Drive, Allen Texas — Opposed - Robert Boone, 1606 Singing Water Drive, Allen Texas — Opposed - Ademola Akande, 1702 Texas Hills Court, Allen Texas — Opposed - Jae Young Kim, 1622 Fredricksburg Drive, Allen Texas - Support not stated - Sailata Gandi, 1621 Fredricksburg Drive, Allen Texas - Support not stated - Padma Damem, 1619 Fredricksburg Drive, Allen Texas - Support not stated Mika Ellison, 1620 Fredricksburg Drive, Allen Texas - Support not stated - Joseph Beruta, 1612 Fredricksburg Drive, Allen Texas - Support not stated = Michael Liu, 1616 Fredricksburg Drive, Allen Texas - Support not stated Mai Pham, 1616 Fredricksburg Drive, Allen Texas - Support not stated Lijing Wang, 1614 Fredricksburg Drive, Allen Texas- Support not stated - Ravi Mettar, 16131'redricksburg Drive, Allen Texas - Support not stated - Pradeep Pullaguraca, 1611 Fredricksburg Drive, Allen Texas - Support not stated - Heinz Wu , 1609 Fredricksburg Drive, Allen Texas - Support not stated - Joel Soman, 1610 Fredricksburg Drive, Allen Texas - Support not stated - LiLi, 1606 Fredricksburg Drive, Allen Texas - Support not stated - Debra Powerll, 1605 Fredricksburg Drive, Allen Texas - Support not stated Chairman Cocking asked for an overview of the City's tree mitigation requirements. Ms. Kulkami stated that any trees in the Floodplain will remain untouched. Tree mitigation for trees outside of the Floodplain is typically done at the time of platting. If trees are removed, an equivalent amount of trees must be planted on the property or a fee must be paid. Chairman Cocking stated he believes a tree study has already been done Ms. Kulkami confirmed. She stated that although the tree survey has been completed the developer will still have to submit a tree mitigation plan to be reviewed by the City Forester at the platting stage. Chairman Cocking asked about the site distance requirements on Ridgeview Drive Shawn Poe, Assistant Director of Engineering, explained the requirements for Ridgeview Drive and pointed out the site distance triangles that are shown on the Concept Plan to accommodate the requirement. He stated that detailed analysis would be done at the time of construction plan review Chairman Cocking asked for clarification on the traffic capacity for Ridgeview Drive. Mr Poe stated the infrastructure in place would accommodate the traffic generated by this development. Mr. Poe also addressed drainage. A detailed analysis on drainage will be done at the time of construction Febmary 2, 2016 plan and plat review to ensure that the drainage meets City standards. He continued by explaining that 1 with the development of the Fall Creek subdivision a full drainage analysis was reviewed and the 100 - year fully developed floodplain was determined. This development is not encroaching within that floodplam. 1" Vice Chair Trahan asked if there was anything Mr. Poe could recommend, such as a dedicated right turn lane or hooded turn lane, to alleviate concerns regarding traffic conflicts at the entry/exit points of the development. Mr Poe stated that this subdivision would not generate enough traffic to warrant any additional infrastructure or improvements. In addition, the sight visibility distance calculation includes a factor of safety Chairman Cocking asked for clarification regarding the garage setback. Ms. Kulkami stated that if the home is placed fifteen feet behind the property line, the garage will be set back further. Chairman Cocking, I" Vice Chair Trahan and 2nd Vice Chair Platt all clarified that if the garage is on the same plane as the house, the house will be set back twenty feet. Ms. Kulkarni agreed. Commissioner Ogrizovich asked when the existing zoning was adopted. Ms. Kulkami answered 2006. Mr. Ogrizovich continued by stating that the zoning preceded all of the surrounding development. Ms. Kulkami stated this was correct, Mr. Ogrizovich concluded by stating that townhomes could develop on the property today Ms. Kulkarni agreed. Ogden "Be" Bass, Director of Community Development, indicated that the subdivision to the south of the property was previously zoned for townhomes. It was recently converted from townhomes to single family. When that conversion took place, a connection across the tributary (that was planned with the original townhome development) was removed and the piece was isolated. Ms. Kulkarni explained that a five foot sidewalk will be built along Ridgeview Drive with this development Chairman Cocking asked for an overview of public notification procedures Ms. Kulkami explained that notification is mailed to residents within 200 feet of the property boundary; ten days before the public hearing. A notification sign was placed on the property two days prior to the mailing of the notices. She also explained that during the review process, staff recommends all applicants to reach out to surrounding property owners. Mr. Bass added that CAD updates its ownership records at its own rate. Duane Chafin, Sage Group, applicant representative, spoke to the Commission He explained that the goal from the very beginning was to blend in with the neighbors. The owners believe the single family detached homes are a much better fit than townhomes. Commissioner Ogrizovich asked if the owner of the property is developing townhomes in the City of Frisco. Mr. Chafin responded that he did not know of the owner developing other projects in Texas. Chairman Cocking asked about general house prices and target market. Mr. Chafin stated they believe the average price will be $400,000. He stated the target market is move up buyers and/or empty nesters. Chairman Cocking asked about the plans for open space. Mr. Chafin stated the thought was to have a main gathermg area in the middle of the site with benches and a walking area. Chairman Cocking asked for clarification on the side yard setback Mr. Chafin stated the separation between houses will be ten feet on each side. Mr. Bass added that a ten foot separation is the standard February 2, 2016 Chairman Cocking pointed out that the screening on the western boundary is labeled incorrectly One of the lots has a wrought iron fence instead of a wood fence. Mr. Chafln stated that he was aware of the error and will correct it. Chairman Cocking asked about the plans to preserve the existing trees Mr. Chafin stated that the lots with a large amount of trees were made to be deep lots in an effort to preserve them. If some of the trees have to be remove they are prepared to replace the caliper inches on the site. Commissioner Mangrum asked about the existing wrought iron fence along the western property boundary. Chairman Cocking recommended that the plan for the wrought iron fence should be worked through prior to the request going to City Council Motion: Upon a motion by Commissioner Mangrum and a second by Commissioner Ogrizovich, the Commission voted 6 IN FAVOR, and 0 OPPOSED to recommend approval of the request to change the base zoning of a portion of Tract C of Planned Development PD No. 98 (to be re -designated as Tract C- 1) from Townhome Residential TH to Single -Family Residential R-7, and adopt a Concept Plan, Development Regulations, and Building Elevations, for the property generally located south of Ridgeview Drive and west of Twin Creeks Drive, for Ridgeview Villas. Executive Session(As Needed) As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. Adiournmen[ The meeting adjourned at 8,00p.m. thisJLw -:�-day of_F-jCfg G�_20l6. C �7 AICP, Planner February 2, 2016 . Director's Report from 1/26/2016 City Council Meeting The request to adopt an Ordinance to change the base zoning from Agriculture Open Space AO to Single -Family Residential District R-7, and adopt a Concept Plan, Development Regulations, and Building Elevations for a 74.601± acre portion of Planned Development PD No. 105, generally located south of Bethany Drive and east of Brett Drive, for Montgomery Farm Estates, was tabled to the February 23, 2016, City Council meeting. I I