Min - Parks and Recreation Board - 1993 - 02/24 - Special CalledMINUTES
PARKS AND RECREATION BOARD
SPECIAL CALLED MEETING
FEBRUARY 24. 1993 - 7.30 P.M.
MEMBERS PRESENT
Jim Waldbauer, Secretary
Lonnie Thomas, Vice -Chairman
Ray Galloway
Ross Obermeyer
MEMBERS ABSENT
Tom Clark, Chairman
GUESTS PRESENT
Mrs. Frances Williams, Montgomery Farms
Mr. Manuel J. Pena, Resident
Arvida Representatives
Noel Crume, Planning and Zoning Commission
Jeffery Kelley, Planning and Zoning Commission
STAFF PRESENT
Rhoda Savage, Director of Parks and Recreation
Sue Witkowski, Secretary
I. CALL TO ORDER
The meeting was called to order at 7:34 p.m., by Vice -Chairman, Lonnie
Thomas.
11. CITIZENS COMMENTS
PAGE 2
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
Mrs. Frances Williams, land owner representing Montgomery Farms spoke in
favor of retaining public access along the Rowlett Corridor and urged the
Parks and Recreation Board to follow the guidelines established through the
Allen Comprehensive Plan (June, 1992).
Mr. Manuel J. Pena, Resident, read a statement he prepared urging the Parks
and Recreation Board protect to the best of their ability, the natural areas in
west Allen. Mr. Pena expressed concern over the lifestyle in Allen with "East
Allen" and "West Allen" division lines being drawn even stronger by "private"
recreation areas being considered.
Following a brief recess, the Board moved to a workshop to discuss and take
action on issues related to the Twin creeks Zoning Request.
Lonnie Thomas began the workshop session by reviewing the following letter
with the Board members, as well as reading it aloud to the interested parties at
the meeting:
TO:
RHODA SAVAGE, DIRECTOR OF PARKS &
RECREATION
FROM:
CITY OF ALLEN PARKS AND RECREATION
BOARD
SUBJECT:
TWIN CREEKS PLANNED DEVELOPMENT
(INCLUDING THE GREEN AND WHISENANT
TRACT)
DATE:
FEBRUARY 23, 1993
Our Board has had the distinct privilege of consulting with the
Planning and Zoning Commission concerning Parks and
Recreation issues related to this large and complex planned
development. This has been a challenge for us and we have
certainly developed a deep respect for the Planning and Zoning
Commission and the task it encounters.
PAGE 3
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
The Boards primary objective in regards to this planned
development have been developed after careful consideration of
the City Land Acquisition Policy, Linear Greenbelt Park Study,
Allen Comprehensive Plan and Park Open Space and Land
Dedication Ordinances. In response to the proponents request,
the Board objectives include:
• Assurance of the integrity of the Linear
Park system (including extensive public
access to Watters and Rowlett Creek)
• Protection of the Rowlett Walters Creek
corridor
• Assurance of readily accessible
neighborhood parks within the
development (a combination of public
parks and private recreation areas)
• That planned actions are taken by the City
of Allen to assure a public community
park of 50-75 acres will be developed in
the northwest quadrant of Allen
• The Community Park site may be moved
to a mutually agreeable location along
Watters Creek - north of FM2170 - west
of Highway 75, South of Rowlett Road,
East of Rowlett Creek.
Though not always apparent, we have maintained an underlying
premise that these objectives can be achieved and mutually
benefit the developers and the current and future citizens of
Allen. We feel the developers latest plans, presented to the
Commission on February 18, are very close to satisfying all
Board concerns. The developers should be complimented for
their sincere efforts to develop a community that is reflective of
our city's strategic plans. We feel the following
recommendations will result in substantial if not complete
satisfaction of the Board objectives previously identified.
PAGE 4
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
Concerning Linear Parks, the Board has recognized the reality
and necessity of a privately owned public access golf course to
the development. We feel the golf course and continuity of the
Rowlett Creek Linear Park system can co -exist. The developer
has made extensive adjustments to reach this end. The
developer's latest proposal provides public access to significant
portions of Rowlett Creek via a "hike and bike" trail. However,
the golf course design includes fairways on the interior of the
East and West Branches of Rowlett Creek. In these areas the
proposed 8' path would run parallel to the fairways and serve
dual purposes of golf course path and a "hike and bike" trail.
As the developer has frequently pointed out, it is not desirable
to have this situation of dual usage. The Parks and Recreation
Board recommends in order of desirability, that dialogue be
pursued with the developer to:
1) Design a golf course layout that does not have
fairways in the interior "v" formed by the East
and West Branches of Rowlett Creek; or
2) Have separate and distinct pathways for golf carts
and "hike/bike" purposes consistent with the
Linear Park Study "buffer" recommendation.
Regarding neighborhood parks, the planned development
utilization of public parks and private recreation areas posed a
unique challenge to the Board. The City's Park Dedication
Ordinance is silent concerning "private" neighborhood parks.
The Comprehensive Plan does recognize the potential for the
occurrence. The Allen Parks and Recreation Board recognizes
that the developments proposed private recreation areas do in
part offset the need for public neighborhood parks. Also,
private parks are developed and maintained at no cost to the
City. The proper mixture of public parks and private
recreational areas can be achieved. As proposed February 18th,
the following mixture is summarized:
Public Park Land:
7.6 Acres (Adjacent to 33.3
acres of greenbelt)
C
C
PAGE 5
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
10.0 Acres
5.0 Acres
4.5, 2.5, and 4.8 Acres
north of East Branch
of Rowlett Creek
(Whisenant Tract)
(Green and Twin
Creek Tracts)
These park
dedications are along
Watters Creek.
They are
connected by 31.8
acres of floodplain
not including an 11.5
acre elementary
school site and
floodplain previously
dedicated in Raintree
Estates.
34.4 Acres of public park land that may satisfy
neighborhood park requirements
Private Recreation Areas - no public access:
28.3 Acres East side of golf course along
FM2170
11.1 Acres West side of golf course along
FM2170
10.0 Acres Recreation Area (site not specified)
Private passive recreation areas with public access:
The developer proposes via "alternative
transportation routes" public access to significant
portions of the interior "v" formed by the East
and West Branches of Rowlett Creek.
PAGE 6
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
The Board recommends the following regarding Public
Neighborhood Parks/Private recreation areas:
1. Assurance of the 10 acres Private
recreation area (site not specified)
proposed February 18th
2. The 7.6 acres + 33.3 acres of "greenbelt"
area accommodate public access, i.e.,
parking. This is a beautiful area and
utilization by all citizens will be desirable.
The Board recognizes the development's private recreation areas
may offset demands for neighborhood parks. However, the
offset to Community Park needs will be minimal.
There is an ever increasing need for a second Public Community
Park in Allen. The developer does not have a land dedication
requirement for Community Park. However, they have
indicated that dialogue concerning a Public Community Park
along Watters Creek could be entered. We strongly urge the
land be included in this zoning to assure a 50-75 acre
Community Park be allowed for.
Golf Course location - along Rowlett Creek:
The 200 acre golf course area will be privately owned
and operated with public access allowed. The Board
considers this use appropriate and economically feasible
to the City. Therefore, the Board considers use of the
land appropriate for the golf course areas.
Park Board Member Jim Waldbauer provided the following addendum to the above
letter:
The Comprehensive Plan recognizes the need for community recreation
facilities (i.e., Community Park) within the area of this development. In
addition, the existing zoning for this area anticipated this need by designating
approximately 200 acres for "Community Facility", whether it would be public
golf course, public open space or similar. In contrast, the developers proposal
eliminates this needed community facility from this entire area of development
PAGE 7
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
by building what is essentially a "private" golf course. In the Planning and
Zoning Commission's review of park related issues, please remind them that
although other similar private developments in other cities have worked, the
Twin Creeks Development is encompassing approximately 25% of the entire
land mass of the City of Allen. We feel this is a very important item of
consideration (especially in relation to a Community Park) as there may not be
another development large enough to include a future Community Park in the
remainder of the northwest quadrant of Allen. Therefore, you can easily see
why a Community Park within the area of this development is crucial to the
future planning and future citizens of Allen.
Director, Rhoda Savage presented the following letter to the Parks and
Recreation Board and followed by reading portions aloud to the guests at the
workshop:
TO: ALLEN PARKS AND RECREATION BOARD
FROM: RHODA L. SAVAGE, DIRECTOR OF PARKS
AND RECREATION
SUBJECT: TONIGHT'S TWIN CREEKS ZONING
MEETING
DATE: FEBRUARY 24, 1993
During tonight's Parks and Recreation Board meeting, there are
several things we hope to accomplish. They include review and
approval of a letter to be submitted by the Board regarding the
Twin Creeks Zoning request, review and respond to staff's
questions regarding the land use and conditions for zoning
approval, other items needed in order to report our position to
the decision makers.
During consideration of the elements detailed in the Parks and
Recreation Board letter, staff would like the Board to review
and respond to a few questions. The answers will assist me in
preparing staff comments that support and protect the interest of
the Parks and Recreation Board.
The questions seek clarification on a number of issues.
Information that may assist you in responding to them include a
PAGE 8
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
summary of Community Facilities Zoning, existing vs proposed
park dedication requirements and the actual proposed land for
dedication.
EXISTING ZONING CF TO BE DEDICATED
Schools ... ....................................10
Floodplain ................................ 51.1 Watters
............................... ... 33.3 North Rowlett
...... ........................ 217.6 South Rowlett
Parks............ .......... . ....... .....15
Woods .. . ................................11.8
Total to City ............ . ........ ........ 328.8
PROPOSED ZONING CF TO BE DEDICATED
Schools........................................10
Floodplain ......... ..............
..... 5 1. 1 Watters
...................................
33.3 North Rowlett
....................................
0 South Rowlett
Parks.........................................34.4
Woods..........................................0
Total to City ................................ 118.8
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PAGE 9
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
EXISTING PARK DEDICATION REQUIREMENT
Whisenant.......................................1011
Green ....................................... 6.211
Briar Ridge ............. . ...................... 43 I
Total ...... ......................59.211
PROPOSED PARK DEDICATION
Whisenant .......... ....................... 10
Green.. ............................. .......5
Briar Ridge ............. . ..................... 19.41
Total............. ......................34.411
The numbers reflect that this request reduces the amount of CF
by approximately 200 acres. Because a golf course is proposed
to be developed in the 200 acre Community Facility (Rowlett
Creek Floodplain), the impact of the reduction in CF zoning is
not as critical. However, as reflected in the Board letter, the
linear park system must be provided through this area and
continue up both branches of Rowlett. Continuation of this
or system is critical. The preferred scenario is for exclusion of
fairways in the interior "V" of Rowlett Creek, thus eliminating
the proponents concerns about safety of trail users.
PAGE 10
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
The Park Dedication Ordinance requires a combination of 54
acres be dedicated by the proponents. The proponents have
proposed dedication of approximately 34 acres toward the
dedication requirements. A balance of approximately 20 acres
remains. Construction of the g foot hike and bike trail by the
developer along Rowlett from FM2170 along both branches of
Rowlett and along Watters Creek could help offset some
dedication requirements. The trail location must be approved
by staff prior to construction.
As stated in the Parks and Recreation Board draft letter, the
objectives of the Board include:
Assurance of the integrity of the Linear Park
System and public access to Watters and Rowlett
Creek,
Protection of the Rowlett Creek Corridor,
Assurance of readily accessible neighborhood
pare
Assurance that zoning occur for a community
park.
Request that fairway numbers 12, 13, 14, and 4
be re -designed to minimize
a) bridge construction over Rowlett Creek
b) development inside the "v" to eliminate
any threat to trail users
Regarding Neighborhood Parks - because the development of
private recreation areas may partially offset the need for public
neighborhood parks, a focus has been on linear parks and
securing a Community Park site. Approximately 34 acres has
been proposed for park dedication. The sites are small and
scattered throughout the property. Therefore, the sites were
approved in concept only. Criteria for final acceptance include:
1. Each site have adequate access via a residential
road.
PAGE 11
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
2. Land size outside the floodplain be equal to those
reflected in the zoning request.
3. Linkage of the three parks along Watters Creek
be provided via hike and bike trails, bridge
construction, dedication of public access
easements at the developers expense.
4. Utilities be installed up to the property line (water
and electrical).
If these criteria are not met, alternate park site will be
dedicated.
A community park of at least 50 acres is needed in this area
This should be reserved through zoning.
On December 2, 1992, the Parks and Recreation Board voted 5
for 0 against amending the Park Dedication Ordinance to clearly
state land for parks must be dedicated. It did not change the
context of the existing ordinance, but merely included the word
�i public as a preface to park throughout the Ordinance for
clarification purposes. Discussion was held but no action taken
to change the Board's position.
The Planning and Zoning Commission must vote on the
proposal on or before March 24. A timeline and sequence of
occurrences has been attached for your review and approval.
Ll
n
PAGE 12
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
SCHEDULE FOR COMPLETION
TWIN CREEKS DEVELOPMENT REVIEW
DATE
I COMMITTEE
ACTION
2/24/93
PARB
Consider issues to be addressed by P&Z
a. Recap Proposal
b. Review PARB Letter
c. Respond to Director's Report
d. Set next meeting date
2/25/93
P&Z
Review Proposal
Commission
3/24/93
P&Z
Vote on Proposal
Commission
4/1/93
City Council
Review of Proposal
Following a lengthy discussion by the Board, it was determined that the Board
supported the letter from the Board to the Director as written with some
additions. One of changes would be to request 25 acres of land to be zoned
from Tract 34-A for the partial development of a Public Community Park.
Twenty-five acres of land would be requested from the adjoining property
owner at time of development to eventually obtain a 50 acre Public
Community Park.
Ray Galloway indicated his belief that the Board should stick by the original
documents put in place such as the Mandatory Dedication Ordinance,
Comprehensive Plan, etc, thereby requiring public parkland.
Ross Obermeyer said that in many ways he agreed with Ray, and still held
some strong reservations regarding the issue of public vs private recreation
facilities.
Jim Waldbauer said he agreed that the issue of public vs private recreation
facilities was one that probably would never be settled within his mind.
Lonnie Thomas indicated that he felt the issue might never be settled, and that
ample discussion had been done on the issue. Therefore, he suggested the
Board vote on each individual issue.
PAGE 13
PARKS AND RECREATION BOARD MEETING
FEBRUARY 24, 1993
Following a lengthy discussion, it was determined that the Board would
support the letter already written by the Board to the Director of the Parks and
Recreation Department with the request for 25 acres of Community Parkland
zoning added.
IN. ADJOiJRN
There being no further business the meeting was adjourned at 10:12 p.m.
These minutes read and approved this 12th day of April, 1993.
O.0
Tom Clark, Chairman
J' aldbauer, Secretary