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Min - Planning and Zoning Commission - 2006 - 04/04 - Regular11 ;� CITY OF ALLEN ATTENDANCE: Commissioners Present: Alan Grimes James Rushing Jeff Cocking Robert Wendland Douglas Dreggors Marcelle Jones Steve Shaffer Commissioners Absent: None City Staff Present: David A. Hoover, Director of Planning Lee Battle, Assistant Director of Planning Pam Conway, Senior Administrative Assistant Dennis Abraham, Engineering Robert Dillard, Attorney PLANNING AND ZONING COMMISSION Regular Meeting April 4, 2006 Regular Aaeuda Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Acting Chairman Wendland called the meeting to order at 7:00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century Parkway Acting Chairman Wendland welcomed new Commissioner Steve Shaffer. Director's Report on March 28, 2006, City Council Action • GIS Awards were presented; one first place and two second place awards. • Council approved the zoning southwest of Greenville Avenue and Exchange Parkway from AO Agriculture Open Space to LR Local Retail. Item 1: Election of Officers • Commissioner Rushing nominated Rob Wendland for the position of Chair. Commissioner Dreggors seconded. There were no other nominations. The Commission voted 7-0 to elect Rob Wendland as Chairman. PLANNING & ZONING COMMISSION PAGE 2 April 4, 2006 • Commissioner Dreggors nominated James Rushing for the position of First Vice Chair, Commissioner Jones seconded. There were no other nominations. The Commission voted 7-0 to elect James Rushing as the First Vice Chair. • Commissioner Dreggors nominated Alan Grimes for the position of Second Vice Chair. Commissioner Rushing seconded. There were no other nominations. The Commission voted 7-0 to elect Alan Grimes as the Second Vice Chair. Consent Agenda Commissioner Cocking requested Item 4 be removed from the consent agenda. Item 2: Approve Minutes of March 7, 2006, Regular Meeting. Item 3: Request for Extension — Consider a request for a 60 -day extension for recording the Final Plat for Lots 3 & 10, Block B, Starcreek Commercial. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Items 2 and 3 on the Consent Agenda. The motion carried. Item 4: Final Plat — Consider a Final Plat for The Villas at Allen Station, Lot 1, Block A, being 20.1281 acres located west of SH5 and north of Exchange Parkway Commissioner Cocking stated that the Commission approved alternate fencing materials at the March 3, 2006 P&Z meeting for this project and wanted to make sure that their recommendation was included on the Plat. Mr. David Hoover, Director of Planning & Development, stated that a note shall be added to the final plat prior to recording at the county Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve Item 4 with the note that the north facing wall will be of traditional masonry materials per The Allen Land Development Code as defined; the south, west, and east walls be a combination of wrought iron with masonry columns; an articulate look to the fence with a variety of landscaping; and the requirement that the east wall be masonry for a minimum distance of 100 feet or to the point to adequately block all headlight glare onto the residences, with said distance to be determined by the traffic engineer. The motion carried. Regular Agenda Agenda Item 5: Public Hearing/Replat — Conduct a Public Hearing and consider a Replat for Lots 1613-1 and 1611-2, Block C, North Bethany Lake Estate, Phase One, being a Replat of Lot 16B, Block C, North Bethany Lake Estates, Phase One. The property is 5.66± acres of land located at the northwest comer of Bethany Drive and F.M. 2551 PLANNING & ZONING COMMISSION PAGE 3 April 4, 2006 Mr. Hoover presented the request to the Commission. He explained that the reason for the replat was to subdivide the remaining lot into two lots. Chairman Wendland opened the Public Hearing. With no one wishing to speak, the Public Hearing was closed. Commissioner Grimes requested landscaping as screening if the lots developed separately, to protect the adjacent residential neighborhood if the masonry wall was not built all at one time. Motion: Upon a motion by Commissioner Grimes and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR, and 0 OPPOSED, to approve the item with the contingency that as the lots develop, the masonry wall would be constructed and that a landscaping screen would be added to the side lot lines if the wall is built in stages. The motion carried. Agenda Item 6: Public Hearing - Conduct a Public Hearing and consider a request to amend PD Planned Development No. 54, Tract 32E, to amend the Land Use Plan for an office development, to amend the required front yard setback from 100 feet to 25 feet, and to allow additional monument signage. The property is 6.0456± acres located northeast of McDermott Drive and Lakeway Drive. Mr. Hoover presented the item to the Commission. He described the background of the property and stated that a concept plan is approved as a part of the zoning process. He described the approved concept plan and stated that a flood study had not been updated when the current plan was approved. More land is available for development than was originally thought, so they are requesting an amendment to add more buildings, additional signage and reduce the setback. Mr. Hoover stated that this is the only property on McDermott from US 75 to Custer Road that has a 100 foot setback requirement. Mr. Hoover stated that some concerns expressed by neighbors include sidewalks and landscaping. Mr. Hoover noted that the sidewalks are in the right of way and not on private property Staff is recommending approval because of the additional 2 acres that are outside of the floodplain, because the additional signage are small monument style that will assist motorists wanting to enter the site as to which driveway to take, and that the setback was unique to this site as opposed to any other site on W McDermott. Chairman Wendland questioned the topography of the property Shane Jordan, Applicant, 14860 Montford, Dallas, addressed the question on contours/elevation of the property and how it would be developed. The hill gives the opportunity to utilize 1 underground parking. Mr. Jordan stated that this would be a step above what's being produced in the current market. Three of the buildings will be hidden from McDermott due to the contour PLANNING & ZONING COMMISSION April 4, 2006 PAGE of the property Mr. Jordan further stated that only a''/A of an acre is actually in the flood plain after the flood study was updated. Commissioner Dreggors questioned if there would be reclamation. Mr. Jordon said it's not in the floodplain and there is no reclamation. Commissioner Dreggors also expressed concern if water could get into the basement. Mike Daniel, Nathan -Meyer Engineer, 8080 Park Lane, Dallas, stated there are no basements in the building and no reclamation is being done. The buildings we at the edge of the flood plain. Commissioner Dreggors stated that contour lines would have been helpful when reviewing the plans for this property He requested contours for the existing and finished property Chairman Wendland stated that at time of platting, the contours will be shown. The location of handicap parking was discussed. Gary Williams, GMW Architects, Plano, explained that the handicap parking was underground for each building. He further stated that the ADA requirements are met. The required one handicap space per building is placed underground, which was the ADA preference. The Commission questioned if the underground parking was for the public or for tenants only Mr. Williams stated that anyone could park underground. Some of the buildings have above ground handicap parking as well as below ground. Mr. Jordan stated that this project won't work without the 25 foot set back. He also stated that the additional signage is important for those buildings that will be hidden from McDermott. Chairman Wendland opened the Public Hearing. Tammy Lee, 9 Wooded Lane, Allen, spoke in opposition. She stated she was speaking on behalf of the Home Owners Association of The Woods. She read a portion of the minutes from a previous meeting and stated this is primarily a residential area, not the comer of major thoroughfares. She was also opposed to the location of the dumpster sites shown on the concept plan. She stated that she believes this will be an eyesore and that reducing the set back to 25 feet is not being residentially friendly She requested the commission not jeopardize the beauty of this property David Rutkoske, 10 Wooded Lane, Allen, spoke in opposition. He stated he was present when the original proposal was approved. He described the surrounding development (golf course and residential) and stated this is not an appropriate development for this area. Ralph Larovere, 8 Wooded Lane, Allen, spoke in opposition. He stated the numbers of proposed buildings are doubling — this is too dense. He stated the neighborhood is residential. I PLANNING & ZONING COMMISSION PAGE 5 April 4, 2006 David Kam, 1830 Canyon Ct., Allen, spoke in opposition. He stated that a 25 foot set back is too close. He prefers the original plan. He was also opposed to the additional signage. He stated this proposal looks more like an urban office park. Chairman Wendland read into record the emails and letters received prior to the meeting: • David Rutkoske, 10 Woded Lane, Opposed • Irene F Moss, 11 Wooded Lane, Opposed • Bill Smith, 7 Wooded Lane, Opposed • Kuba Smieciuzewski, 1848 San Leanna Dr., Opposed • David Kam, 1830 Canyon Ct., Opposed • Margaret McDermott, 1655 W McDermott, Opposed The Commission discussed the location of the dumpsters that are shown on the proposed concept plan. Mr. Hoover stated that this is not a site plan, it's a concept plan, and it does not meet the requirements for a site plan. Dumpsters are not allowed in the front. Commissioner Cocking asked if the underground parking could be reserved for tenants. Mr. Hoover stated that they need the underground parking to meet the parking requirements. However, they could reserve the underground parking for specific buildings. The consensus of the Commission was that they would not support the number of buildings being requested or the 25 foot setback. A reconfiguration might be more acceptable. Motion: Upon a motion by Commissioner Cocking and a second by Commissioner Grimes, the Commission voted 6 IN FAVOR, and 1 OPPOSED, to continue the Public Hearing to the April 18, 2006 meeting. Commissioner Jones was opposed. The motion carried. Agenda Item 7- Discussion Item — Discussion on proposed amendment to the Future Land Use Plan for the SH 121 and US 75 corridor. Mr. Hoover presented proposed refinements to the Future Land Use Plan for the SH 121/US 75 corridor. He described the difference between actual zoning and the Land Use Plan, and how they work together. He presented the permitted uses for Corridor Commercial and Office districts. Mr. Hoover stated that staff would like to guide the development towards class A office and high end retail development and we need to have a collective vision of what the community desires for development. There will be a public hearing to get input on April 18, 2006 at the Planning & Zoning Commission meeting, and April 25, 2006 at the City Council meeting. Mr. Hoover encouraged the Commission members to contact him or Lee Battle at any time if they had questions, suggestions, ideas or comments on this or any other subject. No action needed. PLANNING & ZONING COMMISSION PAGE 6 April 4, 2006 Upcoming Agenda Items: • Public Hearing (continued) Twin Creeks Office Park • Public Hearing to receive input from citizens on revisions to the Land Use Plan. Adjournment Motion: Upon a motion by Commissioner Dreggors and a second by Commissioner Rushing, the Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn t1le Planning and Zoning Commission meeting at 9:00 p.m. Th se s ap ve this �� hday of r 2006. ert Wendlarid, Chairman Kethe Wilson, Planning Technician