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Min - Planning and Zoning Commission - 1993 - 01/20 - Workshop7 E ALLEN PLANNING & ZONING COMMISSION WORKSHOP MEETING JANUARY 20, 1993 ATTENDANCE: Commission Members Present: John Garcia, Chairman Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Jeffery Kelley Steve Allen Noel Crume Commission Members Absent: Doug Gallagher City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Dave Whitehead, Director of Public Works 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 7:04 p.m. by Chairman Garcia at the Alien Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. WORKSHOP - TWIN CREEKS The topic of land uses was discussed. Items of concern to the Commissioners were covered as follows: Office Buildin¢: The Commission discussed the use of office building in the SC district. Mr. Ferrara suggested changing the name "Office Building" to "General Office." Offices are currently allowed in shopping center and commercial dis- tricts; however, height restrictions do apply. Real Estate Sales Office (Temporary): This use should be added as temporary. Accessory Buildin¢: This is OK as proposed. Antique Shop: This use should be added in SC district. PLANNING & ZONING COIMISSION JANUARY 20, 1993 PAGE 2 Arcade: This use should be added in SC by SUP and in CC/E by SUP. Art Supplies: This use would be a considered a "Retail Store." Auto Glass, Muffler, Brake: Should be added in SC by SUP. Auto Parts Sales, Indoor: The use is appropriate in CC; the concern was that it be indoor only. Auto Laundry: Should be allowed in SC by SUP. Apparel Store: Allowed as accessory use in RT. Mr. Ferrara stated this would be company stores within the factory. Bakery, Wholesale: Allowed by SUP in RT. This refers to the plant. Discrepancy between text and charts: The list of uses in the text should be removed and the uses listed only in the charts. There is confusion when there are two lists. Barber and Beauty Shop: OK as proposed. Banks and Financial Institutions: Should be allowed as accessory use in RT. Bicycle Shop: Should be allowed by right in Shopping Center. Boat Displayl Sales/Repair: OK as proposed. Building Material Sales, Outside Display: Should be allowed by SUP in CC district. Bus Station or Terminal: Add by SUP in OT and TR. Car Dealership and Repair: Consider allowing in OT, Tract 3 only. Carnival or Circus (T): Commission suggested that this use should be added; however, the proponent prefers to leave it out. The consensus was that the use should be added. Clinic: Commission suggested this use should be added in TR district; however, it is already covered as office. Mr. Ferrara stated that language will be added that for any medical office, there will be more parking required. Concrete Batch Plant (T): This use should be added as temporary. Express Mail Service: OK as proposed. Cleaning Plant, Laundry: OK as proposed. PLANNING 6 ZONING CONMISSION JANUARY 20, 1993 PAGE 3 Commercial Amusements, Outdoors: SUP is needed in SC and CC/E. This use should be considered further in CC/E. Day Care for Children: OK as accessory use. If a freestanding facility, then an SUP is required. This should be carefully worded to ensure the SUP on free- standing facilities. Day Care for Disabled And/Or Elderly: Should be added in accordance with the Zoning Ordinance. Distribution Center, No Outside Storage: OK as proposed. Drugs or Pharmaceutical Manufacturing: Remove "manufacturing" and substitute "packaging and distribution." Electronics Products Manufacturing: No changes were indicated. Helistop: OK as proposed. Restaurant/Private Club: Proponent is requesting that liquor be allowed at the golf course. Consensus was that this use be allowed by right in C C I E district; by accessory in OT district, and by SUP in the CC, SC, and TR districts. Ferrara suggested that the SUP controls should be in place whether an SUP is required or not. Discussion was held of what needs to be controlled in the accessory use. Proponent had a problem with the wording "SUP could be re- viewed on an annual basis." Mr. Petty stated that even though allowed by right, they would have to conform to all the conditions of the current ordinance. The only question would be the late hours permit. Private Club: Consensus was that this use should be allowed by right in the golf course (country club area), by accessory use in OT district, and by SUP in the CC, SC, and TR districts. There was a question whether the private club should be allowed to stay open until 2:00 a.m. per State law. Discussion was held regarding the addition of text allowing private club to stay open until 2:00 a.m. This issue should be considered further. Church: Should be an allowed use. Printing Plant or Newspaper Establishment: Should be allowed in TR, not allowed in OT. Remaining Uses of Concern: A committee consisting of Kenneth Folk, John Garcia, and Richard Ferrara, will meet to discuss the remaining uses in question and a summary will be provided the Commission at a later meeting. General Discussion of Land Uses: The Commission questioned the use of retail in industrial districts and the proponent advised they will review these uses. PLANNING & ZONING CONMISSION JANUARY 20, 1993 PAGE 4 The Commission questioned the text regarding allowing similar uses to those unlisted in the schedule of uses. The issue of whether the use is "similar" should be determined by the City. It was noted that this process is in place at this time and the wording is generally used in all the planned developments. Staff pres- ently determines "similar" uses through the certificate of occupancy process. Mr. Petty suggested that language regarding the option of the appeals process through the Board of Adjustment could be added to the text. The Commission discussed the use of double designations on the districts and whether the secondary use would be appropriate if the primary use (CF) does not develop. Mr. Ferrara presented some revised language to cover this issue. This language was discussed and will be reviewed further at a later meeting. The text should be precise in stating that not all homes would have to be under construc- tion. The Commission discussed the question of whether single family, as secondary zoning to CF, would be appropriate adjacent to the industrial property. Propo- nent referred to the development standards as appropriate protection for this area, as well as the additional height restrictions adjacent to residential. The consensus of the Commission was that this use is not a problem. Residential Designations: The Commission discussed the residential designations as opposed to using the standard R-2, R-3, R-4, and R-5. Proponent stated that their designations allow for a mix of house and lot sizes within each area. Mr. Sean Randall, Arvida, stated that they essentially followed the existing Willard Baker tract format. Mr. Bruce Smith stated that the request is to vary the lot sizes throughout the development. For each tract there is a density limitation and overall density limitation for the entire development of 4100 units. Each tract has a density limitation. A 15% overage within each tract is allowed. Mr. Keener stated that the philosophy of the proposal is consistent with the Comprehensive Plan tables. Mr. Petty expressed concern over enforcement of the density and Mr. Smith offered to update the density information with each plat and provide procedures on how this would be accomplished. The Commission expressed concern over traffic patterns if the 15% overage redistributes the traffic patterns. Medium Density: Commissioner Kelley questioned whether the proponent had given consideration to the medium density issue. Mr. Smith stated they would add medium density as long as they would be allowed to be low density if the market demanded it. Commissioner Fulk had a concern that the medium density should be required to be developed as such, and that the cumulative feature should be removed. Mr. Smith stated that they are not willing to take the market risk for the medium density zoning. They would require the flexibility of cumulative zoning. PLANNING & ZONING CONAUSSION JANUARY 20, 1993 PAGE 5 Mr. Petty stated that Federal law requires housing be "provided" for all people. He discussed the history, spirit, and intent of the ordinance. History shows that the City does have an obligation to provide the opportunity, but maximums are difficult to establish. All of the City's residential districts are cumulative. The key is that the minimums are provided, not required. The multi -family tract in the proposal allows for cumulative zoning and the consensus of the Commission was that this cumulative language should be removed and the multi -family restricted to that use only. Mr. Ferrara stated that the proponent will consider this issue. Mr. Smith stated that the proponent will identify certain tracts to include some percentage of medium density. Mr. Petty suggested that the medium density areas refer to the City's townhome or garden home zoning regulations, or set minimums for certain areas and add the term "or greater." Mr. Smith stated that higher density does not necessarily mean alower price home, especially in a golf course situation. Overall Land Uses: The Commission, with a 5 to 1 consensus, was agreeable that the overall land use on the single family with minimums established, understanding that market conditions will be the driving force for larger than minimums. The consensus was also that the 15% overage with the overall 4100 limitation on density is appropri- ate. Commissioner Fulk added that he would like to review the fact that the Green tract includes medium density residential. He encouraged the developer to consider the issue of protecting the medium density. School Board: Mr. Ferrara presented an overview of the recent school Board Meeting. Mr. Jim Kerr has been appointed as liaison to the Commission for this proposal. The School Board will be completing a walk of the two elementary sites proposed and will advise whether they are acceptable. Remaining land Uses: A committee consisting of John Garcia, Ken Folk, and Richard Ferrara was established to meet regarding the remaining land uses. A PLANNING & ZONING CONN[IISSION JANUARY 20, 1993 PAGE 6 ADJOURN: MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Biggs, the Commission voted 6 FOR and 0 OPPOSED to adjourn the January 20, 1993, meeting at 10:20 p.m. col These minutes approved thisa,� day of 1993. Jr aarcia, Chairman ��� Kenneth Pulk, ecre