Min - Planning and Zoning Commission - 1986 - 07/10 - Regular11
ALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
JULY 10, 1986
ATTENDANCE:
Commissioners Present:
Chairman Bobby Glass
Carolyn Latimer
Ken Browning
Eileen Karlsruher
Wayne Armand
Commissioners Absent:
John Garcia
Charles Lee
City Staff Present:
Bill Petty, Director of Community Development
Tom Keener, Development Coordinator
Mark Thornton, Director of Parks and Recreation
Sally Leeper, Secretary
CALL TO ORDER
(Agenda Item I)
The Allen Planning & Zoning Commission was called to order at
7:31 p.m. by Chairman Bobby Glass at the Allen Municipal Annex,
City Council Chambers, One Butler Circle, Allen, Texas.
Election of Officers
(Agenda Item II)
Chairman Glass read the agenda item into the record as follows:
"Election of Officers."
Commissioner Armand placed the name of Bobby Glass in nomination
for the office of Chairman, and Commissioner Browning seconded
the nomination.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 5 FOR and
0 OPPOSED to close the nominations.
Commission voted 4 FOR and 1 ABSTAINING to elect
Bobby Glass as Chairman of the Allen Planning &
Zoning Commission.
Commissioner Browning placed the name of John Garcia in nomination
for Vice Chairman. There was no second.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE TWO
Election of Officers (Cont.) (Agenda Item II)
Commissioner Karlsruher placed the name of Wayne Armand in
nomination for Vice Chairman, and Commissioner Latimer seconded
the nomination.
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Karlsruher, Commission voted 5 FOR and
0 OPPOSED to close the nominations.
Commission voted 4 FOR and 1 ABSTAINING to elect
Wayne Armand as Vice Chairman of the Allen Planning
& Zoning Commission.
Chairman Glass placed the name of Eileen Karlsruher in
nomination for Secretary, and Commissioner Armand seconded
the nomination.
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Armand, Commission voted 5 FOR and
0 OPPOSED to close the nominations.
Commission voted 4 FOR and 1 ABSTAINING to elect
Eileen Karlsruher as Secretary of the Allen Planning
& Zoning Commission.
Approve Minutes
June 26, 1986 (Agenda Item III)
Chairman Glass read the agenda item into the record as follows:
"Approve minutes of June 26, 1986, Regular Meeting."
MOTION: Upon a motion by Commissioner Armand and a second by
Commissioner Karlsruher, Commission voted 5 FOR and
0 OPPOSED to approve the minutes of the June 26, 1986,
Regular meeting. The motion carried.
Tabled Item
258 Acres Joint Venture (Agenda Item IV)
Chairman Glass did not read this agenda item into the record
and it was not removed from the table.
Tabled Item
Majestic Savings -Real World Investments (Agenda Item V)
Chairman Glass did not read this agenda item into the record
and it was not removed from the table.
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ALLEN
PLANNING
& ZONING
COMMISSION
JULY
10, 1986
PAGE THREE
Tabled Item
Allen 121 Centre
(Agenda Item VI)
Chairman Glass read the agenda item into the record as follows:
"Tabled Item - Consider a request by Don A. Tipton, Inc.
for Wines/Shaddock & Cook of Allen 121 Centre to change
the present zoning of "AO" Agriculture -Open Space to
"PD" Planned Development to include Commercial, Office,
and Hotel districts. This request for zoning is on
198.891 acres situated in Collin County, Texas, out
of the H. Seaborn and R. F. Clements Survey, Abstract
No. 879, and John W. Roberts Survey, Abstract No. 762,
and being a survey of part of a 165 acre tract described
in a deed from Emma Routh to Effir Mendenball as recorded
in Volume 27, Page 229 of the Collin County Deed Records
more particularly described as being south of State
Highway 121, north of Ridgeview Road, east of Stacy, and
west of Stacy."
Mr. Bill Petty advised the Commission that the traffic analysis
was received today from the Council of Governments. Mr. Tom
Keener provided the Commissioners with a copy of the report.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 5 FOR
and 0 OPPOSED to remove this agenda item from the
table. The motion carried.
Mr. Tom Simmerley, DeShazo, Starek & Tank, reviewed the traffic
analysis with the Commission. The north/south roadway between
Ridgeview and Watters running through the Bush and Brown properties
was discussed as to whether it should be a four -lane or six -lane
divided road. Mr. J. T. Dunkin conferred that this road will be
a six -lane divided road at the time of construction.
The assumption that Hwy. 121 will be designated as a freeway
was discussed, as the traffic study was done with the assumption.
Mr. Pat Atkins, Don Tipton Engineering, spoke before the Commission
and stated that the property would be developed at a level of
service C under the conditions that exist at the time of devel-
opment.
Mr. Bill Wines stated that the State already has the R.O.W. for
an eight -lane road for Hwy. 121, whether it be a freeway or not.
Staff suggested that the level of service C be connected to the
status of Hwy. 121 when the property develops.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE FOUR
Tabled Item
Allen 121 Centre (Cont.) (Agenda Item VI)
Mr. Atkins discussed the different ownerships of this property
and suggested that the parcel to the west needs to be developed
separately from the parcel to the east as two separate tracts,
with the infrastructure completed in each tract before development
would occur.
Chairman Glass asked Commission if there were any questions con-
cerning the use regulations.
Mrs. Elizabeth Roberts questioned the batch plant designation
and was advised that it would be allowed only on a temporary
basis for construction of the streets in the development.
Commissioner Armand questioned the definition of Heavy Commercial.
Mr. Atkins stated it would be a retail/office mix. Staff stated
this term was so broad it would be difficult from an enforcement
aspect and Mr. Atkins stated they would be more specific in this
regard.
Mr. Atkins stated that the setbacks proposed are the same as those
in other tracts in this area. He stated that they could provide
Commission with existing and future traffic generation rates.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 5 FOR
and 0 OPPOSED to table Agenda Item VI. The motion
carried.
Public Hearing
Comfort Inn (Agenda Item VII)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Comfort Inn for
a Specific Use Permit and Site Plan Approval for a hotel
with a restaurant/private club as an incidental use on
a tract of land being 4.70 acres situated in the City
of Allen, Collin County, Texas, out of the William
Perrin Survey, Abstract No. 708, and being part of Tract
#6 North and part of Tract #5 conveyed to Charles A.
Forbes, Trustee, by deed recorded in Volume 1407, Page 342,
of the Deed Records of Collin County, Texas; further
described as being east of U. S. 75 and north of Bethany
Road. This tract of land is zoned "LI" Light Industrial."
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE FIVE
Public Hearing
Comfort Inn (Cont.)
(Agenda Item VII)
Mr. Ed Berger, Fleetwood Property Development, Inc., presented
the request to the Commission. Mr. Bill Petty advised the
Commission that this building will not be affected by the
drainage area. The City's Engineering Department has reviewed
the drainage. Mr. Tom Keener stated the request is for a
Specific Use Permit for a restaurant/private club, and that
the signage plan has not been submitted at this time. Other
requirements of the ordinance have been met. The proponent
stated that they were not aware that the signage plan was a
requirement, but would not have any problem with the requirements.
Mr. Berger advised the Commission verbally of a description of
the signs for this hotel.
Staff recommended that the signage plan would need to be
submitted before the recommendation goes to City Council.
Chairman Glass opened the public hearing.
With no one wishing to speak either for or against this proposal,
Chairman Glass closed the public hearing.
Commissioner Karlsruher questioned Mr. Berger as to some
details regarding Comfort Inn plans. He stated it would be
a full-service establishment, including a restaurant and
lounge, conference rooms, 105 hotel rooms, in a 3 -story
structure.
Mr. Petty asked proponent if they were aware of the City's
requirements for the operation of a private club. Mr. Berger
stated yes. He added that the coffee shop was separate from
the club area; however, they planned to serve alcohol in the
coffee shop.
Mr. Petty requested a floor plan of the area where alcohol
would be allowed to be served.
Mr. Berger stated that the areas where they plan to serve
alcohol would be the bar, restaurant, and coffee shop. This
request does not include the pool or the lobby areas.
Staff advised the Commission that the fire marshal has approved
the fire lane. Commissioner Armand stated he would like to see
Ea landscape plan.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE SIX
Public Hearing
Comfort Inn (Cont.) (Agenda Item VII)
Mr. Berger stated that there would be approximately 80 permanent
employees in this facility with a seasonal increase. Staff
requested the additional documents be supplied to staff in time
for the next packet to be prepared.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 5 FOR
and 0 OPPOSED to table this agenda item until
they received a floor plan of the club, signage
plan, and a landscape plan. The motion carried.
Public Hearing
Dabney -Bowen Joint Venture IV (Agenda Item VIII)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Dabney -Bowen
Joint Venture IV to change the present zoning of "AO"
up Agriculture -Open Space to "R-4" Residential, "R-5"
Residential, "SC" Shopping Center, and "CF" Community
Facilities. This request for zoning is on 376.462 acres
of land in the James T. Roberts Survey, Abstract No. 777,
and being a consolidation of a 139.155 acre tract of land
said 240.986 acre tract of land being that same tract of
land conveyed to A. P. Development, Inc. from West Energy,
Inc. by deed dated July 11, 1983, and recorded in Volume
1690, Page 693, of the Deed Records of Collin County, Texas,
said 139.155 acre tract of land being that same tract of
land conveyed to A. P. Development, Inc. from West Energy,
Inc. by deed dated July 29, 1983, and recorded in Volume
1704, Page 489, of the Deed Records of Collin County, Texas,
said 3.678 acre tract of land lies within the right-of-way
of proposed F.M. Hwy. #2768 a deed of which is recorded
in Volume 1137, Page 863 of the Deed Records of Collin
County, Texas, and said consolidation being more particuarly
described as being south of Stacy Road, north of Exchange
Parkway, and east and west of the proposed extension of
Allen Heights Drive."
Mr. Dan Sefko, J. T. Dunkin & Associates, made the presentation
to the Commission. The proposal is located in Neighborhood
District 14 and 15 south of Stacy Road and north of Exchange.
He stated the alignment of Allen Heights was predicated on
previously approved zoning. He stated that they were prepared
to dedicate 20+ acres to the City as desired. Their request does
not include any medium density or multi -family uses as allowed
in the Comprehensive Plan.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE SEVEN
Public Hearing
Dabney -Bowen Joint Venture IV (Cont.) (Agenda Item VIII)
Chairman Glass opened the public hearing.
The following persons either had questions regarding this
request, or spoke for or against the request.
Mr. Don Dillard, Representative
Hassie Hunt Tract
Mr. Paul Gilliland
Mr. Bill Grantland
Chairman Glass closed the public hearing.
Mr. Tom Keener spoke in regard to the shopping center acreage
and the lack of multi -family in the request. He provided
the Commission with Deed Restrictions that proponent had
submitted. He stated that the high density allocation should
not be used in the medium and low density areas; however, the
higher density in this request could be compensated in other
areas of the district. He added that the traffic study had
been submitted to the Council of Governments (COG), and they
have advised that there is probably no problem with this request.
Their final report has not been received at this time. He stated
that 7.6 acres of the proposed dedicated park site are outside
of the flood plain. Mr. Mark Thornton advised the Commission
that this would be acceptable. Mr. Keener stated that dwelling
unit credits were given for the areas in the flood fringe and
park dedication outside the flood plain.
Mr. Dillard reminded the Commission that their property, which
is adjacent to the Dabney -Bowen tract, includes a six -acre
park at the water treatment plant.
Mr. Petty questioned the net acreage in the shopping center.
He was advised that it was 10.7 acres. He further discussed
the commercial acreage allowed in this neighborhood district.
Mr. Thornton reiterated that the 71� acre park site, in
association with the greenbelt, would be sufficient for a
park site.
Commission discussed further the density already in place in
r* this Neighborhood District. Mr. Keener stated the shopping
■L center and the impact of Tract 7 on Neighborhood District 15
are two items the Commission needs to examine.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE EIGHT
Public Hearing
Dabney -Bowen Joint Venture IV (Cont.) (Agenda Item VIII)
Proponent stated that the location of the road exiting the
Buckingham property is not a problem for them. Mr. Sefko stated
that the park land would be dedicated by use of plat as the area
began to develop.
Chairman Glass stated that District 14 is in compliance with
the Comprehensive Plan with respect to dwelling units. District
15 is over to some extent; however, it might be offset by the
lower density to the east. If the park is dedicated, then there
is some consideration that could be given. The shopping center
acreage was a problem.
Mr. Sefko stated that his company considered 8 to 12 acres as
an appropriate size for a neighborhood shopping center.
MOTION: Upon a motion by Commissioner Karlsruher and a
second by Commissioner Armand, Commission voted
5 FOR and 0 OPPOSED to approve Agenda Item VIII
with the modification that the shopping center
tract be not more than 9 acres gross in Tract 3
with the balance from the originally submitted 12
acres going to R-5; with recognition of the Deed
Restrictions; with recognition that a legal instru-
ment will be filed as a running covenent with the
land dedicating the park. The motion carried.
Commission read the following findings into the record:
1. The eastern part of Neighborhood District
15 is extremely lower than 2.2 in density,
which brings this district into parity.
2. Neighborhood District 14 is in compliance with
the Comprehensive Plan.
3. The shopping center has been reduced to comply
with the Comprehensive Plan.
4. The 7� acre park site is somewhat smaller than
usual; however, it has been agreed to by the
Parks Department because of the adjacent greenbelt.
5. Commission recognizes that the secondary roadway
coming from Highway 5 is not necessarily shown at
�I the location it will be constructed.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE NINE
Public Hearing
Charles Bush
(Agenda Item IX)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. Charles Bush
to change the present zoning of "AO" Agriculture -Open Space
to "PD" Planned Development including Corridor Commercial
of Office and Retail, and Industrial Technology uses
including Light Industrial. This tract of land is situated
in the Francis Dosser Survey, Abstract No. 719, and being
a resurvey of a called 152 acre tract of land and a called
295 acre tract of land in said Dosser Survey, and a 5 acre
tract of land in said Phillips Survey as described in a deed
recorded in Volume 203, page 31 of the Collin County Deed
Records; further described as being Tract 1A, located west
of U.S. 75 and south of Hwy. 121."
Mr. J. T. Dunkin presented the proposal to the Commission.
Chairman Glass opened the public hearing.
Mr. Bryan Bush, 5797 S. Laredo Crt., Aurora, CO 80015,
spoke in regard to this request.
Chairman Glass closed the public hearing.
Mr. Keener stated that the Bryan Bush tract to the east
was approved with the IT tract as minimum lot sizes of 4
acres. This proposal is requesting as low as 2 acres with
an average of 3 acres.
COG has not returned the traffic analysis, but preliminary
indications are that there is no problem.
Mr. Petty discussed the size of the collector streets to the
north and south of the property. It has been shown as 60 feet.
He stated this road is probably going to need to be the width
of an industrial collector road, or 80 feet.
Mr. Dunkin stated that the additional ROW would not be a problem
for them.
Commissioner Armand stated he felt this tract should be consistent
192
with
that
approved in the
Bryan Bush tract.
Mr.
Petty
stated that the
location of Ridgeview Drive was not
set,
and
that fact needs
to be recognized. The zoning in this
case
will
need to be tied
to the center of the road.
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ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE TEN
Public Hearing
Charles Bush (Cont.) (Agenda item IX)
It was further noted that no development should occur until
the infrastructure is complete.
Commissioner Armand requested that proponent send the Commissioners
a copy of his map showing the property owners in this area.
Chairman Glass suggested a two-acre minimum with 9 tracts,
which would be an average of 4 acres per tract.
Mr. Dunkin stated they could allow the minimum 2 acres and
a number of tracts that would allow an average of 4 acres,
all depending on the alignment of Ridgeview.
Commissioner Armand stated the possibility of the road to the
west might need to be 80 feet ROW should be recognized. Mr.
Petty stated that the need will be for 80 feet of ROW.
Commissioner Armand stated he feels the Commission should wait
for the traffic study to be returned from COG and the changes
suggested tonight should be incorporated in the submission before
action is taken.
Commission stated that the following items were requested to be
changed in the proposal:
1. ROW should be changed to 80 feet.
2. The infrastructure should be completed prior
to development.
3. Change the allowable lot sizes.
4. The zoning should be tied to the center line
of Ridgeview Drive.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Rarlsruher, Commission voted 5 FOR
and 0 OPPOSED to table Agenda Item IX. The motion
carried.
other Business: (Agenda Item X)
Mr. Petty advised the Commission of the City Council's response
and action on their report recently submitted regarding the
yearly review of the Comprehensive Plan and Comprehensive Zoning
Ordinance. He stated that the Council had approved the
193
ALLEN PLANNING & ZONING COMMISSION
JULY 10, 1986 PAGE ELEVEN
Other Business (Cont.):
(Agenda Item X)
recommendations made. Commission suggested the following three
dates for a joint City Council/Commission workshop:
Tuesday, July 29, 1986
Thursday, July 31, 1986
Monday, August 4, 1986
Mr. Keener advised the Commission of the upcoming agenda.
Adjourn: (Agenda Item XI)
MOTION: Upon a motion by Commissioner Karlsruher and a second
by Commissioner Armand, Commission voted 5 FOR and 0
OPPOSED to adjourn the July 10, 1986, meeting of the
Allen Planning & Zoning Commission at 11:10 p.m.
The motion carried.
0
These minutes approved this .174L day of ,
1986.
��kQa�
Bobby Glass; Chairman
I
Eileen Karlsruher, Secretary
194