Min - Planning and Zoning Commission - 1993 - 01/05 - RegularALLEN PLANNING & ZONING COMMISSION
WORKSHOP MEETING
JANUARY 5, 1993
ATTENDANCE:
Commission Members Present
Harold Biggs, Vice -Chairman
Kenneth Fulk, Secretary
Douglas Gallagher
Steve Allen
Noel Crume
Commission Members Absent:
John Garcia, Chairman
Jeffery Kelley
City Staff Present:
Bill Petty, Director of Community Development
Dave Whitehead, Director of Public Works
Tom Keener, Development Coordinator
Sally Leeper, Secretary
CALL TO ORDER AND ANNOUNCE A QUORUM:
With a quorum of the Commissioners present, the Allen Planning & Zoning Com-
mission was called to order at 7:05 p.m. by Chairman Biggs at the Allen Municipal
Annex, City Council Chambers, One Butler Circle, Allen, Texas.
WORKSHOP (A¢enda Item II
Chairman Biggs read the agenda item into the record as follows:
"Workshop - Hold a workshop to consider revisions to the Subdivision
Ordinance."
Mr. Petty reviewed the minutes of the previous meeting and presented comments
regarding certain items discussed at that meeting. His comments, and resulting
consensus of the Commission, are as follows:
A
PLANNING & ZONING COMMISSION
JANUARY 5, 1993 PAGE 2
Subdivider
The term "subdivider" is a term used under state law because subdivider is not
always a developer. It applies also to an individual who subdivides for the
purpose of sale, not always development.
The consensus of the Commission was to include two separate definitions..one for
subdivider and one for developer.
Section 307. A. 2.n
The possibility of escrowing development funds to assure completion of a subdivi-
sion would be needed only in lieu of holding the final plat for filing.
The consensus of the Commission was to not allow the filing of a completion bond
in lieu of holding the final plat until the subdivision is complete.
Section 307.0
Tom Keener will research through TML the state law requirements for time limits
placed on the Commission for approval of plats.
The City Attorney's office advised that the 30 -day limit for filing the plat begins
the date the City accepts the filing fee.
Section 307. C.2
Regarding the issue is allowing building permits prior to the filing of the final
plat, absolutely not ... it violates the Zoning Ordinance (state law).
The consensus of the Commission was that permits should not be issued before the
final plat is filed.
Section 802.02
Regarding the use of the term "injunctive relief" ... staff will verify its use;
however, it applies only to the ETJ. State law prohibits citations and fines in the
ETJ. Development can only be stopped by obtaining injunction in Court.
The consensus of the Commission was that the wording in this section should be
clarified to indicate that the injunctive relief referred to is for the city, not the
violator.
Article 500
Regarding the proposal for decelerator and accelerator lanes, they should be
included in requirements for traffic analysis.
The consensus of the Commission was that text regarding this should be included
in the traffic analysis requirements rather tban the Subdivision Ordinance.
PLANNING & ZONING COMMISSION
JANUARY 5, 1993 PAGE 3
Section 306.D.f
Regarding the inclusion of a development permit, a development permit should not
be issued until final plat is approved.
Mr. Petty reviewed Article 974.A of Vernons Statutes. Discussion was held
regarding the need for the Commission to approve the final plat before develop-
ment occurs. The consensus was to not allow a development permit before the
final plat is approved.
Discussion was held as to whether a development permit should be used at all if
development is not allowed to begin until after the final plat is approved.
The consensus was to leave the text as is, stating that no construction shall begin
on residential subdivisions until the final plat is approved by the Commission.
The consensus was reached by a show of hands with 4 FOR and 1 AGAINST.
Mr. Whitehead clarified the fact that commercial and industrial building construc-
tion is handled differently from residential, in that building permits are often
issued prior to the filing of the plat. Conversely, earlier text reeds that no
building permits shell be issued until the final plat is filed.
Landscape Ordinance
This would be appropriately included in the Zoning Ordinance.
The consensus of the Commission was to include design standards for entry walls
along with guidelines for location. Traffic barrier design should be included,
along with possible standards for cul-de-sacs. Staff should continue to develop
proposed standards in this area.
Design standards regarding lots backing to thoroughfares was discussed and it
was suggested that wording be included stating that lots shall not back to
thoroughfares unless approved by the Planning & Zoning commission at the time
of platting.
This concluded comments regarding the December 17, 1992, meeting.
Mr. Petty stated that Chairman Garcia has requested that the Subdivision
Ordinance should show drawings of the different types of streets. He stated that
Mr. Whitehead could provide the Commission with the cross-sections, and these
can be included in the Ordinance.
Mr. Petty further advised that Chairman Garcia has requested text be included to
indicate that residential alleys shall terminate only into residential streets;
residential streets shall terminate only into residential collector streets; and
residential collector streets shall terminate into thoroughfares. Occasionally,
this may not be possible. It was suggested that wording be added "unless
otherwise approved by the Planning & Zoning Commission at the time of platting.
PLANNING & ZONING COMMISSION
JANUARY 5, 1993 PAGE 4
Mr. Whitehead presented the Commission with a survey of platting fees acquired
during 1991 during the Impact Fee study process. Mr. Keener further advised of
surrounding platting fees and proposed the following new fees:
Residential:
$150 + $5/lot for preliminary plat
$250 + $20/1ot for final plat
Multi -family:
$150 + $5/unit for preliminary plat
$150 + $10/unit for final plat
$300 + 15/unit for combination
Commercial and Industrial:
$150 + $15/acre for preliminary plat
$200 + $25/acre for final plat
$300 + $40/acre for combination
The Commission requested that staff prepare a handout of the comparisons used
Discussion was held regarding the terms used to define the types of streets. Mr.
Whitehead advised that he will provide drawings of all the streets defined for
inclusion in the Ordinance.
Width of lanes was discussed.. whether they should be required to be 11' or 12',
and whether parking was allowed and the relationship of allowed parking to width
of lanes. Mr. Whitehead stated that all the classifications prior to C2U have "no
parking." The C2U includes two 8' parking lanes. The R3U and R2U do not
include parking lanes.
NEXT MEETING
The next workshop on this subject should be scheduled at the end of the next
regularly scheduled meeting. Mr. Petty suggested that future workshops
regarding the Twin Creeks proposal be scheduled on nights other than scheduled
City Council meetings.
ADJOURN
MOTION: Upon a motion by Commissioner Crume and a second by Commissioner
Gallagher, the Commission voted 5 FOR and 0 OPPOSED to adjourn
the January 5, 1993, meeting of the Allen Planning & Zoning Commis-
sion at 9:35 p.m.
These minutes approved this day of
1993.
John T
arcia, Chairman Kenneth Fulk, Secretary