05/15/2003-PZ-Agenda Packet-RegularAGENDA
PLANNING AND ZONING COMMISSION
THURSDAY, MAY 159 2003
201 BOLIVAR
7:00 P.M.
1. Call Meeting to Order.
2. Approve Minutes: April 17, 2003
April 10, 2003 - Special Called
3. Conduct Public Hearing to Consider a Zoning Request Change From Ag (Agriculture)
to PD (Planned Development) on Property Legally Described as Abstract 29, Tracts 57,
58 & 59. The Proposed Development is for 251 Single Family lots and a Multi -Family
Area. The Property is located on McReynolds Road.
4. Consider and Possible Action Regarding a Zoning Request Change From Ag
(Agriculture) to PD (Planned Development) on Property Legally Described as Abstract
29, Tracts 57, 58 & 59. The Proposed Development is for 251 Single Family lots and a
Multi -Family Area. The Property is located on McReynolds Road.
5. Consider and Possible Action on a Preliminary Plat for Ridgecrest North, Phase H-A.
6.
4a'� �- dUWx----
Rosalie Chavez, City Se ary
Date and Time Posted
This facility is wheelchair accessible and accessible parking spaces are available. Requests for
accommodations or interpretive services must be made 48 hours prior to this meeting. Please
contact the Citv Secretarv's office at (940) 458-7930 for further information.
MINUTES: PLANNING AND ZONING COMMISSION
APRIL 17, 2003
PRESENT: Jack Richardson, Ken Perry, Ginger Burt, Shelley Ruland, Gail Goodner, Ralph
Cain
ABSENT: Polly Dwyer
OTHERS
PRESENT: City Manager Jack Smith, City Secretary/Assistant City Manager Rose Chavez,
Assistant City Secretary/Administrative Assistant Samantha Renz, Mike James,
Paula Kelley, Sheila Gianniny, Cindy Barrow, Katherine Wordell, Nicole
Trower, Nancy Stewart, John Sifreeman, Amy Sadeghian, Khosrow Sadeghian,
Robert Wardlow
1. Jack Richardson Called Meeting to Order.
2. Approve Minutes: April 3, 2003
Ken Perry moved to approve the minutes as presented, Ralph Cain seconded, Motion
carried unanimously.
3. Conduct Public Hearing to Consider a Zoning Request Change From 2-F (Duplex) to
MF-1 (Multi -Family) on Property Legally Described as Abstract 1241 in the Henry
Tierwester Survey, Tract 217, Being 5.00 Acres. Property is located at 903 Keaton Rd.
Public Hearing opened.
Mike James,1002 Bolivar, spoke in favor of the request, he indicated the owner could
not attend the meeting, but he plans to develop this property and would like to re -zone
it to MF-1. He went door to door and met with most of the neighbors. There are 18
homes that back up to this land. He contacted 15 of the residents. There was a lot of
concerns. Out of the fifteen residents contacted, three of them were neutral. He
summarized the comments of the others as follows:10 stated they did not want two story
units, 2 people would like to see a plan for the multi family units,1 person concerned
about drainage, and 1 comment was that they did not want low income housing. He
summarized the advantage to the city as follows: Currently zoned duplex, the lot is 1200
feet, this could be divided into 19 units with a cost of a little over 2 million in tax base.
If re -zoned to MF-1, the tax base will be about 2.7 million; there is no maintenance or
involvement by the City; the city will not maintain the street or water and sewer to the
units, and the developer will be required to put up a fence. They feel it is a good use for
the land and they cannot put houses on the property, because it is not practical for
single family units.
Ralph Cain indicated this was one of the best presentations he has heard.
Ginger Burt asked about access to the units.
Mike James indicated he did not want to speculate, but the concept was to put a road
next to mobile home park and put turn ins to the units in the back.
Katherine Wordell, 1824 Melinda Myrl, spoke in opposition to the request. She
expressed concerns about the increased density. She indicated that on Keaton Road
there is no side walk and many children walk to the new school, she was concerned for
their safety. The storage facility has increased traffic and will continue to increase it.
She did not know what the city's plan was for upgrading Keaton, but did feel it had
degraded since she had moved to Sanger. She felt the wear and tear meant increased
cost to the City. She was opposed to the change due to increased density, increased
traffic, and pedestrian safety.
Steve Freeman,1805 Sand Stone, spoke in opposition of the request. He was concerned
about the traffic. He was concerned about the safety of the children.
Robert Wardlow, 121 Steven, spoke in opposition, and expressed concerns about
increased traffic.
Khosrow Sadegbian, Denton, indicated he wanted a brick wall put up to keep them from
using his road. He was also concerned about the increase in traffic.
Nicole Trower,1822 Melinda Myrl, gave property owner letters that she would like
taken into consideration.
Amy Sadegbian spoke in opposition due to increased traffic, and felt if they vote in
favor, they would like a brick wall built next to Lynn Street. Also expressed concerns
about increased noise levels.
Discussion regarding how this would affect the density.
Mike James indicated that Keaton does have a lot of traffic, he spoke for the
development and felt they should be required to put a sidewalk down Keaton. He felt
developers should be required to put in sidewalks when property is developed in areas
where sidewalks do not exist.
Nancy Stewart, 800 Mesa, spoke in opposition due to density, concern for children, and
traffic.
4. Consider and Possible Action Regarding a Zoning Request Change From 2-F (Duplex)
to MF-1(Multi-Family) on Property Legally Described as Abstract 1241 in the Henry
Tierwester Survey, Tract 217, Being 5.00 Acres. Property is located at 903 Keaton Rd.
Ginger Burt asked to review some of the letters presented.
There were 37 opposition letters and 1 letter in favor of the change.
Ralph Cain indicated the tax revenue was an important thing to look at.
Jack Richardson indicated that he thought there should be a fence on both sides of the
property.
Ginger Burt asked if they would build duplexes if this does not pass.
Mike indicated they would build duplexes.
Jack Richardson indicated he did not we any better use for the property.
Shelley Ruland indicated the property is very ill designed for duplexes. That was not
taken into consideration when it was zoned years ago. To salvage the piece of property
something needs to be done. She felt the Multi -family zoning would raise the value over
duplex zoning.
Shelley Ruland indicated she hated to go against the property owners, but felt the tax
dollars could be used to help with some of those problems.
Discussion.
Ginger Burt moved to approve the zoning change from 2F to W1 on property Legally
Described as Abstract 1241 in the Henry Tierwester Survey, Tract 217, Being 5.00
Acres, Ralph Cain seconded. Motion carried 5 to 1, Gail Gooduer voted no.
5. Conduct Public Hearing to Consider a Zoning Request Change From B-2 (Business 2)
to I-1(Industrial 1) on Property Legally Described as Abstract 29, Tract 66. Property
is located at 201 and 203 E. Chapman Dr.
Public Hearing opened.
Ken Perry, 201-203 Chapman, indicated when his property was purchased in 1984 it
was zoned for storage buildings, apartments, etc. In 1986 or so the property was zoned
B2. At that time they considered a storage building a business. He did not plan to
build more mini storages, but had renters that need more area. He has run out of space.
He wants to build another 5000 square foot building in order to put breakers inside.
Public Hearing closed.
6. Consider and Possible Action Regarding a Zoning Request Change From B-2 (Business
2) to I-1 (Industrial 1) on Property Legally Described as Abstract 29, Tract 66.
Property is located at 201 and 203 E. Chapman Dr.
Shelley Roland asked where the flood plain runs.
Ken Perry indicated there is a drainage creek on Mr. Stevens property. About 450 to
500 foot that is in flood plain. Mr. Conley owns the property in that area and he builds
septic tanks.
Discussion.
Ken Perry indicated he had no intentions to use the property for industrial accept for
the storage building.
Shelley Roland moved to change the zoning from B2 to I 1 on property legally Described
as Abstract 29, Tract 66. Property is located at 201 and 203 E. Chapman Dr, Ralph
Cain seconded. Motion carried unanimously.
7. Meeting Adjourned.
MINUTES: PLANNING AND ZONING COMMISSION
APRIL 10, 2003
PRESENT: Jack Richardson, Polly Dwyer, Shelley Ruland, Ken Perry, Gail Goodner
ABSENT: Ginger Burt
OTHERS
PRESENT: City Manager Jack Smit, City Secretary/Assistant City Manager Rose Chavez
1. Jack Richardson Called Meeting to Order.
2. General Work Session on Subdivision Ordinance Sections 1- 4.
Discussed definitions.
No Discussion on Section 2.
Discussed Section 3.02. E.T.J.
Discussed Section 4.01 Pre -Application Procedures. City Secretary will get attorney
opinion.
Discussed to make sure all procedures and time -lines in code are followed.
Discussed number of days required for plat review and submittal to board.
Continued discussion on platting procedures.
Discussed number of plats to be submitted.
Discussed to define Section labeled "Emotions".
Continued discussion regarding proposed changes.
3. Meeting Adjourned.
MEMO
May 9, 2003
To: Planning and Zoning Commission
Fr: Samantha Renz
Re: Lake Ridge
Attached is the information on this request. This is the same property that was presented to you at
the last meeting for concept, Lake Ridge Estates. We did not receive any property owner letters.
The conditions ofthe Planned Development Zoning are attached. The following conditions will also
be added to the zoning ordinance if approved:
1. Three lanes will be coming in at the intersection with McReynolds Road.
2. There will be consistent wood fencing around the residential development area.
3. Traffic control devices will be placed on the main road into the development.
4. Action will be taken to insure that this development will not cause flooding down
stream.
5. Developer will dedicate adequate R.O.W. on McReynolds Rd so that the total
R.O.W. on McReynolds will be 80 feet.
Lake Ridge Estates
A Planned Development in Sanger, Texas
Tuesday, March 11, 2003
Owner. Mr. Al McNatt
Project Manager: Mr. Don Frazier
By: Allen R. Bussell
Greg Edwards Engineering Services, Inc.
1621 Amanda Ct.
Ponder, Texas 76259
(940) 482-2907
www.gees.us
Mayor
City Council
City of Sanger
201 West Bolivar
Sanger, TX 76266
P (940) 458-7930
Re: Letter of Intent for request to rezone approximately 76.2 acres to Planned
Development
Hon. Mayor and City Council,
We humbly request the rezoning of the tract of land as described in the attached legal
description to a Planned Development classification. The Zoning request includes
setbacks and uses as shown in the Preliminary Plat submitted to the City with this
Letter.
Our vision is to bring single-family and a limited number of multi -family homes to the
city. Also included in this proposal is parkland and open spaces to insure that families
living in the new homes have a close outlet for recreation.
The uses are defined in the City's current code. Setbacks have been modified slightly
in the Single Family -detached area to better work with the geometry of the property.
We would appreciate your support of this zoning case and look forward to working with
the City of Sanger.
Thank you.
Sincerely,
Allen R. Bussell
GEES, Inc.
Z:\.Smt RecordOOl-W\546\PRELIMPLAT\54&PD-030228.docPage 2
LOCATION:
The area to be rezoned is approximately 76.2 Acres located east of downtown on McReynolds Road.
CURRENT ZONING:
The property is current outside the City limits no zoning exists on the property.
CURRENT USE:
Older apartments exist on the southwest of the property. These apartments will be removed. There is a
very large pond on the southeast side of the property. Floodplain exists along the western edge of the
site. The remainder of the property is vacant.
ALLOWABLE USES AND SIZES:
Single Family — 72.1 Acres
• Uses: per SF-8
• Minimum lot size: 6,000 sq. ft.
• Min. width: 60'
• Min. depth: 100'
• Building line: 25'
• Side yard set back: 8', 20' if siding to Right of Way
Rear Yard set back: 20'
Multi Family — 4.1 Acres
• Uses, Density, Building Height, Coverage, S Parking per MF-2
• 30' Building line along Mc Reynolds Road.
• 20' Building setback along East property line
• 10' Buffer yard along East property line
o 6' Cedar Fence on steel poles and one large, broadleaf, native tree every 50' on
center.
• 5' Rear Yard (considered line adjacent to Open Space/Park)
• Landscaping and Fencing along McReynolds Road:
o One large, native, broadleaf •tree every 50' on center.
o If fenced, material may be architectural metal or a combination of masonry and
architectural metal.
INFRASTRUCTURE
Water, Sanitary Sewer, Drainage
See Preliminary Plat.
ZASent Recordsl501-600\546\PRELIMPLAT546-PD-030228.docPage 3
Surroundina Uses and 6ufferin
Adjoining properties vacant with the property adjacent to West currently being rezoned to allow Multi -
Family
Slanarle
Two monument type signs are allowed. Signs shall not exceed 60 square feet each in actual sign area —
not including columns or masonry trim. Signs shalt conform in both style and materials to the architecture
of the uses for which they are being built.
Signs are only allowed along McReynolds Road. Signs may be lighted either intemally or with landscape
lights.
Variances Required (compare to Zonina Classification SF-81:
1. Single Family:
a. (16.2) Rear Yard Set back: Code is 25 feet, requesting 20 feet to enable larger homes.
2. Multi Family:
a. (19.3) Rear Yard Set back: Code is 20 feet, requesting 5 feet to place building right next
to Park/Open Space.
b. (19.6) Fencing: Code requires a W wood fence abutting adjacent properties. Requesting
that no solid fence is allowed between proposed Open Space/ Park and this lot.
ZASent RecorW01-6001546\PRELIIPLArd46-PD-030228.docPage 4
City of
Someplace Special
April 29, 2003
TO: Property Owners
FR: Rosalie Chavez, City Secretary
RE: Zoning Request Change
The City of Sanger's Planning and Zoning Commission will conduct a Public Hearing
at 201 Bolivar, in the Council Chambers on Thursday, May 15, 2003, to Consider a
Zoning Request Change from Ag (Agriculture) to PD (Planned Development) on
Property Legally Described as Abstract 29, Tracts 57, 58 & 59. The Proposed
Development is for 251 Single Family lots and a Multi -Family Area. The Property is
located on McReynolds Road.
The City of Sanger's City Council will conduct a Public Hearing at 201 Bolivar in the
Council Chambers on Monday, May 19, 2003, to Consider a Zoning Request Change
from Ag (Agriculture) to PD (Planned Development) on Property Legally Described as
Abstract 29, Tracts 57, 58 & 59. The Proposed Development is for 251 Single Family
lots and a Multi -Family Area. The Property is located on McReynolds Road.
Attached is a form for you to sign stating whether or not you approve of this request.
If for any reason you do not approve, or have any questions regarding this request
please plan to attend this public hearing.
RC:sr
Enclosure
201 BOLIVAR STREET SANGER, TEXAS 76266 940-459.7930
P.O. BOX 17" 940-458.4180 FAX
Ma-- 01 03 09:13a
McMatt Properties
940 382 1546
p.1
P&Z OS/1SM
CC O5/19/03
ZONING REQUEST
To Consider a Zoning Request Change From Ag (Agriculture) to PD (Planned Development)
on Property Legally Described as Abstract 29, Tracts 57, 58 & 59. (Lake Ridge Estates)
If you disapprove this Request, please be in attendance at the scheduled meetings.
Please c k one:
approve of the Request
I disapprove of the Request
Comments:
DATE
Please Print Your Name
LEGAL NOTICE
The City of Sanger's Planning and Zoning Commission will conduct a Public Hearing at 201
Bolivar, in the Council Chambers on Thursday, May 15, 2003, to Consider a Zoning Request
Change from Ag (Agriculture) to PD (Planned Development) on Property Legally Described
as Abstract 29, Tracts 57, 58 & 59. The Proposed Development is for 251 Single Family lots
and a Multi -Family Area. The Property is located on McReynolds Road.
Rosalie Chavez
City Secretary
LEGAL NOTICE
The City of Sanger's City Council will conduct a Public Hearing at 201 Bolivar in the Council
Chambers on Monday, May 19, 2003, to Consider a Zoning Request Change from Ag
(Agriculture) to PD (Planned Development) on Property Legally Described as Abstract 29,
Tracts 57, 58 & 59. The Proposed Development is for 251 Single Family lots and a Multi -
Family Area. The Property is located on McReynolds Road.
Rosalie Chavez
City Secretary
Run 1 time
List of Property Owners - Lake Ridge Estates
Lane EMJ, Inc.
801 W. Oak St.
Denton, TX 762014083
McNatt, Al Family P/S LT ETAL
608 N. Bell Avenue #B
Denton, TX 76209-4276
Joe Falls
4489 McReynolds Rd.
Sanger, TX 76266
MEMO
May 9, 2003
To: Planning and Zoning Commission
Fr: Samantha Renz
Re: Ridgecrest North
Attached is the information on this request. The Plat is also enclosed. The engineer, Bill
Thompson, that reviewed this plat indicated that all items have been addresses. The concept plan
shows the entire layout (all phases) of the subdivision.
May-00-2003 02:05po Fran
T-264 P.002/002 F-642
The Thompson -Roberta Group
2750 Virginia Parkway, Suite lo7
McKinney, Texas 75070
Phone 214-g44-7721
Fax 469-742-og82
www.thompson-roberts.com
May 8, 2003
Me. SwmantbaR=
City of Sanger
201 Bolivar
P.O. Boat 1729
Sanger, Texas 76M
RZ: RmGECRZST NORTH — PHASE it -A
LOTS -1.4 BLOCK B
LOTS -1-4 BLOCKC
"PRELIIVWARY PLAT FOR REVIEW PURPOSES ONLY"
S3GR - 0006
Dear Ma. Rmz:
Our Review of this Initial plat rafamc:ed above is based on Sood:4aogi veering practice, and we
have completad our initial review of the plat provided by you for the :referenced pc+ojec. Our review is
based on good engineering practice and the regW ments. -established in the City of Sanger's
Subdivision Ordinance (hereafter refted to as "ordinnance".) Our review does not relieve the design
e ghm of his responsibilities as the engitmw of record in accordance with the Texas Eogineedng
Practices Act.
This memo and eon are directed toward item #3 in our-pr vious review lease dated May 5,
2003. The additional information supplied by your memo of May 6, ZOOS clew the question #3. The
Watershed drainage area outlined on sheet 3a and the addition of the topography, (21-0" ntervals�
satisfies and answers question #3 in my May 5, 2003 memo. The watershed does not drain on this
refexemood property acWWh g to this additional information.
Thank you for flub additional Wo mation. If you have any additional clarifications please contact
US.
51c/3 S i /Z'�' w�j,�/ or fog -Lim
Sincady,
The ; Roberts Group
4
William E. CEO
Wvxed a// / TZ!'JI.r Aa b«4!
Vuaft Service, By Desi9n"sar
May-06-2003 10:55as Fran
T-260 P.002/002 F-584
The Thompson -Roberts Group
2750 Vitrginia Parkway, Suitie 107
McKinney, Texas 75070
Phone 214-844-7721
Fax 46"42-o382
www.thompeon-roberts.com
May 5, 2003
Ms. Samantha Rent
City of Sanger
201 Bolivar
P.O. Boot 1729
Sanger, Texas 76266
RE: RMECREST NORTR — PHASE it --A
LOTS —1-4 BLOCK H
LOTS —1.4 BLOCKC
"PRELDMARY PLAT FOR REVIEW PURPOSES ONLY"
SGR - OW
Dear Ms. Renz:.
We have completed our initial review of the construction plans and the final plat provided by you for the
rehrenced project. Our review is based on good ensineering practice and the requirements established in
the City of Sanger's Subdivision Ordinance (hereafter referred to ae "ordinance":) -Our:review does not
relieve the design engineer of his responsibilities as the engineer of record in acoord=6 with the Texan
Engpnmm* Practices Act, Below, please find a list of our comments:
1. Please prepare more infomadon on the Union Hill Road for access to this property, including
culverts.
2. Preliminary plat should include contours of two (2) feet or less. Please turn contours on to show
on the above referenced drawing.
3. Please provide an outline of the total watershed and drainage areas adjacent to property. We are
missing the proposed "Fall Meadows Addition" drafimp area. This proposed area appears to
drain onto this property.
If you have any questions or require any further clarifications, please do not hesitate to contact us.
Sincerely,
The ThomptThP*.E.0p
Grou
William B.
CEO
*QuafihJ , By Dmi9n""
F=OM : ALTURA REAL ESTATE PHONE; NO. : 505 265 4648 May. 06 2003 04:04PM P2
Ridgecrest Ventures Limited Partnership
P.O. Box 3428
Albuquerque, New Mexico 87190-3428
May 6, 2003
W. Mark Owens, P.E.
City Engineer
City of Sanger
201 Bolivar
P.O. Box 1729
Sanger, Texas 76266
Re: Preliminary Plat Submission for Phase II -A, Ridgemwt North (Rev. 2)
Dear Mark
Please find enclosed the Preliminary Plat for Phase 11-A, Ridgecrost North (8 lots) and a
Concept Plan for the remainder of the proposed subdivision. W. Dennis Abraham, P.E. is
sending the Drainage Study/Plan for Phase 11-A directly to you by mail. You should receive
that material no later than Friday, April 25, 2003. We are sending one copy of each for your
review and will deliver to you 20 copies of the Preliminary Plat and the Concept Plan, once
you have given them your preliminary approval. We would like to target the City Council
meeting of May 19, 2003 and the P8Z meeting of May 15, 2003, if that meets with your
satisfaction. The Preliminary Plat fee of $ 620.00 was paid on April 11, 2003 (check *2273).
As we have discussed, the Ridgecrest North subdivision is located in the E.T.J. of the City of
Sanger. Water service is provided by Bolivar W.S.C. and the waterline is already is place for
Phase 11-A. Individual septic systems will be used on each of the lots. The roadway will
conform to the standards established by Denton County. We plan to submit Engineering
Plans as soon as we receive Preliminary Plat approval from the City of Sanger. The
detention pond shown in the Drainage Study/Plan will accommodate storm drainage for
Phase II -A. Storm drainage for the entire subdivision is addressed in the Concept Plan for
Telephone: (505) 260-0082 Facsimile: (505) 265-4648
FROM : ALTLRA REAL ESTATE PHONE NO. : 505 265 4648 May. 06 2003 04:05PM P3
the northern portion of the project and the Drainage Study/Plan for the southern portion of
the project. Also, enclosed is a current Tax Certificate from Denton County.
Alliance Area Surveying is the -surveyor for the project and Dennis Abraham is the project
engineer. Their addresses and telephone numbers are as follows. -
Alliance Area Surveying
P.O. Boat 507
Krum, TX 76249
940-482-6723
Abraham & Associates
4677 Parnell Lane
Plano, TX 75024
972-208-0150
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ffyou have any questions, please call me at 505-260-0082 or you can page me at 1-888-713-
136L
Sincerely,
Kevin D. Murphy
Copy: Dennis Abraham, PX_
Telephones (SOS) 260.0082 Facsimiles (505) 2654648