Min - Planning and Zoning Commission - 2004 - 05/18 - RegularI I 7_
CITY OF ALLEN
Commissioners Present:
Gary Caplinger, Chair
Alan Grimes, Vice -Chair
Ken Harvey
Douglas Dreggors
Darion Culbertson
Robert Wendland
Robin Sedlacek
Commissioners Absent:
None
City Staff Present:
David A. Hoover, Director of Planning
Sally Leeper, Planner
Robert L. Dillard, III, City Attorney
Regular Aeenda
PLANNING AND ZONING
COMMISSION
Regular Meeting
May 18, 2004
Call to Order and Announce a Quorum is Present:
With a quorum of the Commissioners present, Chairman Caplinger called the meeting to
order at 7:00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century
Parkway.
Director's Report on April 27, 2004 City Council Action.
o The Council held a public hearing on a 2.6 -acre park land exchange that appeared on the
ballot May 15, 2004.
o A Resolution passed authorizing the Community Development Block Grant Plan to be
sent to the Department of Housing & Urban Development (HUD). There will be more
information presented to the Commission on this at a later date.
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PLANNING & ZONING COMMISSION PAGE 2
MAY 18, 2004
Consent Agenda
Item Number 1 Approve Minutes of May 4, 2004, Regular Meeting.
Item Number 2 Final Plat — Consider a Final Plat for Twin Creeks Phase 7A-2, a
residential development with 23.064± acres of land located southwest of
West Exchange Parkway, just west of Rowlett Creek
Motion: Upon a motion by Commissioner Grimes and a second by Commissioner
Sedlacek, the Commission voted 7 I FAVOR, and 0 OPPOSED to approve
the Consent Agenda. The motion carried.
Regular Agenda
Item Number 3 General Development Plan - Consider a General Development Plan for
St. Jude Catholic Church, a development on 20.224± acres located north
of Exchange Parkway, just west of State Highway 5.
Mr. Hoover presented the GDP to the Commission. He noted two errors on the document, it is
labeled Site Plan, and the scale is incorrect. These need to be corrected. He stated that there will
be no entry to the property from the west, Luke Drive, in the Spring Meadow Addition.
The Commission questioned the 100 -foot storage left -tum lane shown on SH 5. This is intended
to be a left -tum lane into the property to the east, as shown on the State's future plans for SH 5.
Mr. Frank Kennedy, RLK Engineering, confirmed that they have reviewed the plans with
TxDOT and this is consistent with their plans. They are reviewing the plans for a possible need
for the right -tum lane from the north into the property, but at this time it is not recommended.
He added that the entrance from Luke Drive could be gated for emergency access if necessary.
Motion: Upon a motion by Commissioner Grimes and a second by Commissioner
Wendland, the Commission voted 7 I FAVOR, and 0 OPPOSED to approve
the General Development Plan as proposed. The motion carried.
PLANNING & ZONING COMMISSION PAGE 3
MAY 18, 2004
(^ Item Number 4 Public Hearing — Public Hearing and consideration of amendments to the
Allen Land Development Code by amending Article IV Zoning
Regulations, Section 4.15.2, Schedule of Residential Height and Area
Regulations, to amend the TH Townhome District Dimensional
Regulations, amending Article V, Special Zones, Section 5.02, Methods of
Reducing Flood Losses; amending Article VII, Zoning Development
Standards, Section 7.03.4, to clarify the requirement for light poles and
fixtures and 7.08.4.A to add requirements for prohibited work hours;
amending Article VIII, Subdivision Regulations, Section 8.03, the names
of proposed streets, Section 8.05.2 and 8.05.3 Thoroughfare Design
Standards, and Section 8.13 Drainage Requirements; amending Appendix
A, Definitions to amend the definition of Masonry.
Mr. Hoover presented the following recommendations for amendment to the Allen Land
Development Code.
--Mr-Hoover statedikatakhough the-lotsizes-are proposed to-bereduced, this does not reduce -the -
overall density; therefore, open space will be increased.
Residential Masonry Requirement
• Revise masonry requirement for residential from 75% to 100%.
The Commission was not in agreement with the change for residential from 75% to 100%. They
indicated that this would lend itself to uniformity with no flexibility in design. It would remove
creativity by eliminating other products for trim and accent. Mr. Hoover indicated that the
requirement in other cities ranges considerably, and that deed restrictions tend to put other
restrictions on products. Other possibilities were explored, and the consensus of the Commission
Article IV Zoning Regulations
TH Townhome District Regulations
•
Lot Area— from 3300 to 2160 s.f.
•
Front Yard — to remain at 20 feet
•
Rear Yard — to remain at 15 feet
•
Side Yard — to remain at 6 feet
•
Comer Lot Side Yard — from 15 feet to 10 feet
•
Lot Width — from 30 feet to 24 feet
•
Lot Depth — From 110 feet to 90 feet
•
Buildable area — eliminated (this is set by lot width, depth, and yard requirements)
•
Dwelling Unit Size — from a minimum of 1000 s.f to a minimum of 1200 s.f.
•
Percent Lot Coverage — From 65% to 65% for 2 -story, and 75% for 1 -story
•
1 Visitor Parking Space required for every 2 townhomes (evenly distributed through the
subdivision), in addition to 2 garage spaces (with only a minimum of 2 -car garages
allowed), with 2 spaces in driveway.
•
Right-of-way can be 40 feet, paving 28 feet back to back, roll down curbs allowed, with:
•
a 10 -foot utility easement in front yards if there is no alley access; 5 feet if alley access is
provided.
--Mr-Hoover statedikatakhough the-lotsizes-are proposed to-bereduced, this does not reduce -the -
overall density; therefore, open space will be increased.
Residential Masonry Requirement
• Revise masonry requirement for residential from 75% to 100%.
The Commission was not in agreement with the change for residential from 75% to 100%. They
indicated that this would lend itself to uniformity with no flexibility in design. It would remove
creativity by eliminating other products for trim and accent. Mr. Hoover indicated that the
requirement in other cities ranges considerably, and that deed restrictions tend to put other
restrictions on products. Other possibilities were explored, and the consensus of the Commission
PLANNING & ZONING COMMISSION
MAY 18, 2004
PAGE
was to remove this item from consideration at this time and review other options.
Article V Special Zones
• Section 5.01.2 Methods of Reducing Flood Losses — addition of the word "ultimate" to
100 -year floodplain.
Consensus of the Commission was to approve this item.
Article VII Zoning Development Standards
• Section 7.03.4 Outdoor Lighting — clarification that requirement is for fixture housings to
be shoe -box style painted dark bronze to match pole except as may be otherwise
approved by the Commission.
• Section 7.08.4.a.vi — Setting prohibited hours for construction activity between 8:00 p.m.
and 7:00 a.m. within 500 feet of existing residential structures.
Commissioner Harvey suggested a restriction be placed on Sunday work hours. The consensus
of the Commission was to not place additional restrictions on specific days of the week.
Article VIII Subdivison Standards
• Section 8.03.2.a.vii — The names of proposed streets
-Requiring only cul-de-sacs that are the stem of a T -intersection to be labeled "Court"
All others (extensions of through streets) will be labeled "not a through street."
• -Limiting suffixes to four (4) characters.
-Limiting street names to 13 characters, including spaces.
• Section 8.05.1.a.iv.e
-Include a statement regarding Erosion Control Plan to be provided to include Federal,
State and City requirements for Best Management Practices.
• Section 8.05.1.g
-Include a statement that Storm Inlet Structures shall have a minimum of 10 -foot
clearance from the end of driveway radius.
• Section 8.05.1.8.d
-Include a statement setting minimum slope for cul-de-sacs and eyebrows at 75% with a
valley gutter to facilitate drainage.
• Section 8.05.2 — Thoroughfare Design Standards
-Replaces Section 8.05.2 and 8.05.8 with a new chart --
•
hart—• Section 8.13 — Drainage
-Include a statement that lots shall be graded to provide a minimum slope of 1% to drain
storm and irrigation water to the public ROW in addition to requirements of Section 3.01.
-Include a statement indicating that unobstructed swales with a minimum 3 -foot width
and 1% slope for total of 6 feet with 2 lots combined will be provided on side lot lines for
lots with alleys and on rear lot lines where alleys are not provided. Maintenance of the
swales is to be performed by the property owner.
-hrclude a statement indicating that other design configuration must be approved by City
Engineer or Chief Building Official.
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MAY 18, 2004
PAGES
The Commission discussed the fact that limiting street names to 13 characters might cause a
problem in the future, and could need to be revisited.
The consensus of the Commission was to add the words "no more than" to the item "limiting
suffixes to "no more than" four (4) characters.
A footnote on the Thoroughfare Design Standards should be changed from "duel" to "dual."
It was suggested that a reference be made to Council of Governments recommendations
regarding erosion control.
Appendix A — Definitions
• Amend definition of "masonry" to eliminate term "gypsum" and add text indicating that
"cement fiber products are not considered as a masonry alternative on commercial
structures."
• Add definition for "Ultimate 100 -Year Floodplain" —"a floodplain with fully urbanized
flows or fully developed watershed conditions."
The Commission indicated that attention needed to be given to the requirements for masonry in
the Central Business District in that current requirements do not maintain character of the CBD.
Chairman Caplinger opened the public hearing. With no one wishing to speak for or against the
item, Chairman Caplinger closed the public hearing.
The consensus of the Commission was to remove the amendment regarding residential masonry
from the request.
MOTION: Upon a motion by Commissioner Wendland and a second by Commissioner
Dreggors, the Commission voted 6 FOR and 1 OPPOSED, with
Commissioner Harvey opposed, to recommend approval of the above
amendments to the Allen Land Development Code with the exception of the
100% masonry for residential to remain at 75%, and to correct the
typographical errors as noted.
Other Business
Upcoming Agenda Items:
• Shelley Farms zoning case will go to the City Council May 25, 2004.
• Allen Land Development Code amendments will to the City Council June 8, 2004.
• Emerson Farms zoning request will go to the Commission June 1, 2004.
• CBD regulations are expected to be ready for a workshop with the Commission in July,
2004.
PLANNING & ZONING COMMISSION PAGE 6
MAY 18, 2004
Adiournment
Motion: Upon a motion by Commissioner Dreggors and a second by Commissioner
Harvey, the Commission voted 7 I FAVOR and 0 OPPOSED to adjourn the
Planning and Zoning Commission meeting at 8:15 p.m.
These minutes approved this dayof 2004.
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Kellie Wilson, Planning Technician