Min - Planning and Zoning Commission - 1986 - 12/11 - RegularALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
DECEMBER 11, 1986
ATTENDANCE:
Commissioners Present:
Bobby Glass, Chairman
Wayne Armand Vice -Chairman
Elieen Karlsruher, Secretary
John Garcia
Ken Browning
Charles Lee
Commissioners Absent:
Carolyn Latimer
City Staff Present:
Bill Petty, Director of Community Development
Sally Leeper, Secretary
Tom Keener, Development Coordinator
Mark Thornton. Director of Parks and Recreation
0
Approve Minutes
November 13, 1986
(Agenda Item II)
Chairman Glass read the agenda item into the record as follows:
"Approve minutes of November 13, 1986, Regular meeting."
MOTION: Upon a motion by Commissoner Garcia and a second
by Commissioner Armand, the Commission voted 6
FOR and 0 OPPOSED to approve the minutes of November
13, 1986, as submitted. The motion carried.
252
CALL TO ORDER:
The December 11, 1986,
meeting of
the Allen Planning & Zoning
Commission was called
to order at
7:30 p.m. by Chairman Glass
at the Allen Municipal
Annex, One
Butler Circle, Allen, Texas
75002.
0
Approve Minutes
November 13, 1986
(Agenda Item II)
Chairman Glass read the agenda item into the record as follows:
"Approve minutes of November 13, 1986, Regular meeting."
MOTION: Upon a motion by Commissoner Garcia and a second
by Commissioner Armand, the Commission voted 6
FOR and 0 OPPOSED to approve the minutes of November
13, 1986, as submitted. The motion carried.
252
"Approve minutes of November 19, 1986, joint workshop
meeting with City Council and Planning & Zoning Commission."
Commissioner Armand questioned if another meeting date had been
set at the close of this workshop meeting? The answer was no.
MOTION: Upon a motion by Commissioner Karlsruher and a second
by Commissioner Browning, the Commission voted 6 FOR
and 0 OPPOSED to approve the minutes of November 19,
1986, as submitted. The motion carried.
Public Hearing
Don Tipton, Inc. (Shadow Lakes) (Agenda Item IV)
Chairman Glass read the agenda item into the record as follows:
ALLEN PLANNING & ZONING
COMMISSION
No. 12 to establish FP -PD" Flood Plain -Planned
agreed
DECEMBER 11, 1986
The proposal gives the
PAGE TWO
from
Approve Minutes
build the remainder of
land situated in the Simon Burns Survey, Abstract
November 19, 1986 Joint
Workshop
(Agenda Item III)
conveyed to the Trustees of E-Systems, Inc., Pool
Chairman Glass read the
agenda item into
the record as follows:
"Approve minutes of November 19, 1986, joint workshop
meeting with City Council and Planning & Zoning Commission."
Commissioner Armand questioned if another meeting date had been
set at the close of this workshop meeting? The answer was no.
MOTION: Upon a motion by Commissioner Karlsruher and a second
by Commissioner Browning, the Commission voted 6 FOR
and 0 OPPOSED to approve the minutes of November 19,
1986, as submitted. The motion carried.
Public Hearing
Don Tipton, Inc. (Shadow Lakes) (Agenda Item IV)
Chairman Glass read the agenda item into the record as follows:
Mr. Bill Petty addressed the Commission and discussed the original
planned development zoning. Originally, the open space was
assigned to each individual tract. The Carnes property was
amended later and the open space for that property was moved
to the flood plain area. He discussed the paving and bridge
requirements connected to the 14 -acre tract adjacent to Allen
Heights (Atkinson tract). He further discussed the delineation
of the flood plain in Tract 1 of the present submission. The
proposal presented tonight shows a 12% increase over the density
allowed by the Comprehensive Plan Tables. Staff has suggested
the Plan allows
"Public Hearing - Consider a request by Don Tipton,
Inc. for Bass Development to amend Planned Development
increase for unusual requirements, and
No. 12 to establish FP -PD" Flood Plain -Planned
agreed
Development zoning on 103.13 acres to include single
The proposal gives the
family not to exceed 4.9 units per acre, garden office,
from
and open space park development; being a tract of
build the remainder of
land situated in the Simon Burns Survey, Abstract
No. 92, and in the John Davis Survey, Abstract No. 255,
in Collin County, Texas, and being the same property
conveyed to the Trustees of E-Systems, Inc., Pool
Trust by deeds recorded in Volume 1263, Page 891, and
Volume 1263, Page 895, of the Deed Records of Collin
County, Texas, more particularly described as being
south of F.M. 2170 and east of Hillside Drive."
Mr. Bill Petty addressed the Commission and discussed the original
planned development zoning. Originally, the open space was
assigned to each individual tract. The Carnes property was
amended later and the open space for that property was moved
to the flood plain area. He discussed the paving and bridge
requirements connected to the 14 -acre tract adjacent to Allen
Heights (Atkinson tract). He further discussed the delineation
of the flood plain in Tract 1 of the present submission. The
proposal presented tonight shows a 12% increase over the density
allowed by the Comprehensive Plan Tables. Staff has suggested
the Plan allows
a 10%
increase for unusual requirements, and
proponents have
agreed
to that number.
The proposal gives the
City a commitment
from
the developer to
build the remainder of
253
ALLEN PLANNING & ZONING COMMISSION
DECEMBER 11, 1986 PAGE THREE
Public Hearing
Don Tipton, Inc. (Shadow Lakes)(Cont.) (Agenda Item IV)
Allen Heights to Park Place within 18 months from adoption of
the ordinance, or upon development; the Mustang Creek bridge
(which is internal to the property) under present City policy;
and two lanes of the remainder of Allen Heights south to Bethany
within 36 months after adoption of this ordinance, or upon
development; construction of Hillside within 36 months or
upon development (that portion along their property); and
completion of the park development within the flood plain area
at the time of development of the first phase of this project.
He stated that it is staff's opinion that the density is a
consistent trade-off under the Comprehensive Plan guidelines
for the roadway improvements and the park system.
Mr. Don Bass stated that this property contains some very
difficult street improvement requirements. He feels approval
of this submission would allow his company to go forward with
development of this tract.
Mr. Pat Atkins, Don Tipton Engineering, further discussed the
existing planned development and the current proposal. He stated
that the garden office use would be compatible with the residential,
and added that the residential would be developed at less than 4.9
density. Mr. Atkins advised that the open space park amenities
would include three lakes, a jogging path, and exercise stations,
which will be dedicated to the City at completion and acceptance
by the City.
Mr. Petty asked if the extension of Allen Heights would be tied
to development or 36 months after ordinance adoption. Mr. Atkins
stated whichever occurs first.
Chairman Glass referred to page 21 of proponent's booklet and
suggested that the development of Hillside be tied to 36 months
or when development occurs.
Mr. Thornton advised the Commission that this plan has been
taken before the Park Board. He stated that this plan incorporates
everything the Park Board had planned for this area. They did
suggest that the jogging trail should be eight feet wide, and
asked that the exercise equipment be a facility that the Board
would approve. He stated that the existing ponds warrant this
type of use. Mr. Thornton added that the better trees will be
saved.
Mr. Atkins stated that proponent agrees to work with the Parks
Department regarding the width, as well as the design and
construction, of the jogging trail and exercise equipment.
254
I
[1
ALLEN PLANNING & ZONING COMMISSION
DECEMBER 11, 1986 PAGE FOUR
Public Hearing
Don Tipton, INC. (Shadow Lakes) (Cont.) (Agenda Item IV)
Chairman Glass opened the public hearing.
With no one wishing to speak for or against this proposal,
Chairman Glass closed the public hearing.
Mr. Petty advised the Commission that 116 notices of this public
hearing, along with a land use plan, were sent to adjacent property
owners.
Commissioner Armand stated he would want to see the increase in
density limited to 108 rather than the 128 shown in the proposal.
The maximum number of units would be 373.
Mr. Atkins advised the Commission that the traffic study shows a
level of service C.
Commissioner Garcia discussed the garden office allocation and
stated he agrees that this is an appropriate use in this area.
MOTION: Upon a motion by Commissioner Garcia and a second by
Commissioner Armand, Commission voted 5 FOR and 0 OPPOSED
with 1 ABSTENTION to approve this proposal for Shadow
Lakes development. The following modifications have been
agreed to by the proponent: The 12.58 additional density
mentioned in the proposal be reduced to 108, or 373 units;
the exercise equipment in the park would be either as
stated in the proposal or an acceptable equal approved
by the Parks Department; the development of Hillside would
be either in 36 months or with the development of the
adjacent property; the lots adjacent to Greengate Subdivision
would be compatible.
Findings:
1. The 108 additional density is in compliance with the
Comprehensive Plan Tables because of the improvements of
the park, the road improvements, the addition of the
14 -acre parcel in this submission, the parcel of land
between Allen Heights and the creek will be better
suited for office than residential because of its
configuration, the Atkinson tract is made usable by
becoming a part of this submission, and the roadway from
F.M. 2170 to Bethany will be commenced within 36 months.
2. Hillside Drive will be completed.
3. Garden Office is a compatible use to Single Family and
Multi -family and Patio homes.
255
ALLEN PLANNING & ZONING COMMISSION
DECEMBER 11, 1986 PAGE FIVE
Public Hearing
Don Tipton, Inc. (Shadow Lakes (Cont.) (Agenda Item IV)
4. Buffering is available between the Garden Office and
the Single Family.
5. Park development was recommended by the Park Board.
6. This request gives the City a commitment in time to the
completion of roadways for north/south travel
between existing developments, whether development
occurs or not.
7. The impact of traffic is LOS C.
Preliminary Plat
Suncreek Addition No. 1 (Agenda Item V)
Chairman Glass read the agenda item into the record as follows:
"Preliminary Plat - Consider preliminary plat approval
for Paul S. Unzicker, Inc., representing Nash Phillips/
Copus, Inc. for Suncreek Addition No. 1. This tract of
land is 33.702 acres, being part of the G. W. Ford Survey,
Abstract No. 326, City of Allen, Collin County, Texas;
further described as being north of Hedgecoxe Road and
west of Alma Drive."
Mr. Paul Unzicker, representing Nash Phillips/Copus, appeared
before the Commission and was available for questions.
Mr. Petty stated that staff is of the opinion that the design
meets the City's criteria. The specific use permit would need
to be approved for the church site for this plat to be
appropriate.
MOTION: Upon a motion by Commissioner Garcia and a second
by Commissioner Armand, Commission voted 6 FOR and
0 OPPOSED to approve this preliminary plat subject
to approval by City Council of the specific use
permit for the church site presently under
consideration.
Final Plat
�+ Allen Cemetery ROW Dedication (Emergency Item)
�E Chairman Glass read the agenda item into the record as follows:
Er+ "Final Plat - Consider final plat approval for Allen
Cemetery Association of the street R.O.W. Dedication for
public use of 110' of F.M. 2170, being a 0.120 acre
256
ALLEN PLANNING & ZONING COMMISSION
DECEMBER 11, 1986 PAGE SIX
Final Plat
Allen Cemetery ROW Dedication (Emergency Item)
"tract of land out of the William Perrin Survey,
Abstract No. 708, the David Wetsel Survey, Abstract
No. 977, and the Peter Wetsel Survey, Abstract No.
990, and being part of the Allen Cemetery Association
tract recorded in Volume 28, Page 2, Deed Records of
Collin County, Texas."
Mr. Petty presented this final plat to the Commission and advised
that staff would recommend approval.
MOTION: Upon a motion by Commissioner Lee and a second by
Commissioner Browning, Commission voted 6 FOR and
0 OPPOSED to approve the final plat for the Allen
Cemetery Association for right-of-way on F.M. 2170.
The motion carried.
Items of Interest
Mr. Tom Keener presented the Commission with training
materials he had obtained.
THE GUIDE TO THE ZONING PROCESS
DICTIONARY OF ZONING TERMS IN TEXAS
He also provided each of the Commissioners with the book entitled:
THE JOB OF THE PLANNING COMMISSIONER
Chairman Glass recommended that the first meeting in January
should be spent working on items resulting from the joint
City Council and P & Z workshop.
Mr. Petty stated that staff was preparing an analysis of the
fees that are charged on zoning proposals. Suggestions will be
brought to the Commission at one of the meetings in January.
Adjourn:
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Garcia, Commission voted 6 FOR and
0 OPPOSED to adjourn the December 11, 1986, meeting of
the Allen Planning & Zoning Commission at 9:00 p.m.
These minutes approved this day of 198.
Bobby G1 ss, Chairman Eileen Karlsruher, Secretary
257