Min - Planning and Zoning Commission - 1993 - 03/03 - WorkshopALLEN PLANNING & ZONING COMMISSION
WORKSHOP MEETING
�,. MARCH 3, 1993
Commission Members Present:
John Garcia, Chairman
Harold Biggs, Vice -Chairman
Steve Allen
Noel Crume (arrived 7:40 p.m.)
Kenneth Fulk
Jeffery Kelley
Commission Members Absent:
Douglas Gallagher
City Staff Present:
Bill Petty, Director of Community Development
Tom Keener, Development Coordinator
Sally Leeper, Secretary
Ron Gentry, Fire Chief
�- Rhoda Savage, Director of Parks and Recreation
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 7:03 p.m. by Chairman Garcia at the Allen Municipal
Annex, City Council Chambers, One Butler Circle, Allen, Texas.
WORKSHOP - TWIN CREEKS
The following subjects were discussed:
Cul-de-sacs:
Ron Gentry, Fire Chief, discussed the issue of cul-de-sac lengths. He discussed
existing cul-de-sacs in the City that are located in Heritage Park north of
Bethany and in the Highland Meadows Addition. He stated that the most serious
needs for the Fire Department are those of maneuverability and access. He stated
he is not opposed to the 1000' length that is being requested by the proponent,
but does suggest the use of meandering roads with radius access and alley
access. He stated that he considered a development around a golf course to be an
unusual circumstance, which would be appropriate for special consideration as
suggested in the current Subdivision Ordinance. He further suggested that
tradeoffs could be allowed for residential sprinklers, wider streets, etc. He
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There are five issues relating to the proposed development which
are contrary to city documents. For this reason, they are
mentioned as follows:
1. Safety - According to the Comprehensive Plan 4.040
Specific Goal, it states: "Provide safety and security in parks."
4.041 P/IS: "Use safety and security standards in design of parks
and open space areas."
Other studies such as the Linear Greenbelt Park Study page IX -13,
Segment 4 states a golf course could be constructed in the
majority of the broad flood plain and could be separated from the
trail systems by a chain of linear lakes.
Additionally, according to the National Safety Council: in 1991
there were 38,626 emergency room golf related injuries.
Chase Oaks does not allow the public to use the trail through the
Chase Oaks private golf course because their insurance company
will not insure them.
We believe a public trail through a privately owned golf course
is not safe and the developer's proposal does not address
Comprehensive Plan 4.040 and other studies as noted. We strongly
think the safest way and least liable to the City of Allen is to
accept the Park Board recommendation of February 25, 1993 to re-
design the golf course holes on the east side of the east branch
of the creek and on the west side of the west branch, with hike
and bike trails situated in the V.
2. Hike and Bike Trail - Linear Greenbelt Park Study page
IV -9, segment 2: The city should obtain a 150 foot easement on
the east side of West Rowlett Creek for a hike/bike trail. The
Bikers Association recommends hike/bike trails be 10-12 feet in
width.
We are of the opinion the 15 foot easement proposed is
unacceptable and should be 150 feet as recommended in the Linear
Greenbelt Study. We are apprehensive that an 8 ft. trail will be
adequate since the experts recommend 10-12 feet for a hike/bike
trail.
3. Protection of Open Space and Linear Park Plan - The North
Texas Council of Governments General Watershed Management Policy
No. 7 states: "Linear Park - Cooperation among cities in the
development of a continuous linear park corridor along Rowlett
Creek and major tributaries should be actively pursued.
"Comprehensive Plan 1.050 Specific Goal states: "Provide open
space throughout Allen, preserving the natural resources.'-
Under
esources."Under Land Use Plan in the Comprehensive Plan, Development
Strategy No. 1, it states: "Preservation of the floodplains as
open space, recreation corridors, or natural habitats." No. 8:
COO
"Floodplains and large wooded areas should be preserved as open
space, public recreation, or natural habitats." Parks and
Recreation page 6.1 of Comprehensive Plan states: "The city must
be prepared to identify and acquire park lands -- especially
large sites for community and special parks --before development
precludes their acquisition. The citizens have made it clear
that they want a balanced system of neighborhood community and
linear parks along floodplains."
PD No. 23 states: "Donate to the City of Allen - All Flood Fringe
Area."
$117,000.00 was donated by environmentally sensitive land owners
in Allen to complete the Linear Greenbelt Park Study. A
considerable amount of time and money was devoted to completing
the 1992 Comprehensive Plan and a great deal of thought and
research went into the Rowlett Creek Interjurisdictional
Watershed Management Program. We are of the opinion that not
enough consideration was given to these studies in reviewing the
proposal by the developer to build 5 golf course holes in the
designated public linear park. We strongly believe we should
protect our open space and honor our agreement with our
surrounding cities to create a linear park. We do agree with the
Parks Board recommendation of February 25, 1993. We trust the
Planning and Zoning will acknowledge the value of The Linear
Greenbelt Park Plan, The Comprehensive Plan, The Rowlett Creek
Interjurisdictional Watershed Management Program, the Park Boards
recommendation, and the citizens of Allen to develop high quality
optimum public parks and an open space system including the
preservation of floodplains and wooded areas as a greenbelt
system.
4. Variance in the amount of Community Facilities to
be dedicated.
Under existing zoning requirements, approximately 328.8 acres of
CF are zoned to be dedicated back to the city. The proposed
zoning of CF from the developer indicated that 118.8 acres will
be dedicated back to the city.
This is a reduction in the amount of 200 acres. Although this
amount is primarily used for the golf course, this facility will
not be accessible to the public, but will be privately owned and
maintained.
Additionally, under park dedication requirement, approximately 54
acres are required, while the proponents are requesting that this
be changed to 34.4.
According to Comprehensive Plan,(p.6.7), Goals and Policies
#4.000, it clearly states: "Provide optimum park land and
facilities, recreation programs and open spaces to meet the
need's of Allen's residents.
1
Since the neighborhood parks under the proposed development are
to be private, this does not meet the needs of Allen residents
because the parks would not be accessible to all of the
residents. However, neighborhood parks currently in use are
utilized by all residents because of sports games and
participation.
Waiving of Lot Fee
According to Park Ordinance #1102-4-92, Section 2: General
Requirements, part b, it states, "The City Council declares that
development of an area smaller than one acre for public park
purposes is impractical. Therefore, if fewer than 145
residential units are proposed by a plat filed for approval, the
developer shall be required to pay the applicable cash in lieu of
land amount provided by Section 4(b), rather than to dedicate any
land area. No plat showing a dedication of less than one acre
shall be approved."
Section 4(b) states, "The dedication requirements shall be met by
a payment in lieu of land at a per -acre price set and kept
current by resolution by the City Council, sufficient to acquire
land and provide for adjacent streets and utilities for a
neighborhood park to serve the park zone in which such a
development is located. Unless changed by the City Council, such
per -acre price shall be computed on the basis of $130.00 per
single-family unit and $110.00 per multi -family unit."
® The proponents are requesting that this fee be waived in addition
to reducing the amount of Community Facilities to be dedicated
back to the city. There seems to be an inequity in these two
requests. The fees should not be waived, since they were
included in the price of the homes of other Allen residents.
In addition to these issues, we are providing supplementary
information to further expound on these concerns.
One argument heard is that the linear park has been broken in
places in McKinney and Plano, but that is not an argument for the
Allen community. After speaking with Mr. Don Wendell, Plano
Parks Director, he indicated that the Los Rios Country Club was
in place before acquiring land and preserving the greenbelt in
its natural state. Plano has acquired all the land along Rowlett
Creek in the flood plain from Highway 5 down creek to Chase Oaks.
Since the land on the other side of the creek at that point can
continue the linear park there is no break in the greenbelt.
Plano actively pursues to preserve this corridor as open space
park land. Mr. Wendell said, "The problem of having a golf
course parallel to a trail is the hazard of errant golf balls.'-
Mr.
alls."
Mr. Larry Offerdahl , McKinney Parks Director was also contacted.
He said that McKinney has preserved approximately 85% of the
greenbelt. McKinney tries to preserve and protect the linear
park plan by building trail systems in their city. They also
participate in the Rowlett Creek Interjuristictional Watershed
CITY OF ALLEN
TO:'M JON MCCARTY, CITY MANAGER
FROM: \ 1 RHODA L. SAVAGE, DIRECTOR OF PARKS AND
RECREATION
SUBJECT' TWIN CREEKS ZONING REQUEST
DATE: MARCH 3, 1993
Attached is a final draft of the Parks and Recreation Board position on issues
relative to the request for zoning the northwest quadrant of Allen. The Board
members have listened to presentations by the proponents, reviewed numerous
City planning documents (i.e., Park Land Acquisition Policy (1978), the Linear
Greenbelt Park Study (1986), the Comprehensive Zoning Ordinance (1989), the
Allen Comprehensive Plan (1992), and the Park Dedication Ordinance (1992)
and called several special meetings to discuss and form a consensus on park
related issues.
As evidenced in their letter, the Board has a considerable interest in working
with the proposed plan to mutually benefit the Twin creeks Development as well
as all future citizens of Allen. Accomplishing this has been no simple task.
However, the Board has been constant in the belief that:
a. A golf course and linear park system can co -exist along the
Rowlett Creek Corridor.
b. Neighborhood park needs may be met numerous ways including a
combination of private recreation areas and public parks.
C. A community park in this area as proposed in the Comprehensive
Plan is much needed and will probably be the site for a youth
athletic park.
During the Board's most recent review of the proponent's request, they took a
position on the concepts proposed by the developers. They look toward City
ONE BLMER CIRCLE ALLEN, 7ExA5 75WZ
314/7274100
Page 2
Twin Creeks Zoning Request
March 3, 1993
Staff, the Planning and Zoning Commission, and the City Council to create
proper dialogue with the proponents to accomplish their goals.
The first goal established by the Parks and Recreation Board is to assure
preservation of our creek corridors and protect the continuation of linear trails
along Rowlett and Watters Creek. It is our belief that a golf course and linear
trail system can co -exist along Rowlett Creek.
Several attempts were made by the proponent to redesign the course so that the
linear park and golf course could both exist with no threat to the safety of trail
users. The issue of safety has been brought up by the proponent, City staff and
Parks and Recreation Board members at virtually every meeting. The Board
feels the best way to assure safety of the trail users is to protect the interior "v"
of both Rowlett Creek branches from the golf course layout. Fairways should
be restricted to the outside of both branches of Rowlett Creek. Public access
for other trails should be provided by public access easement. Cart paths and
hike and bike trails must be kept separate and have an adequate buffer zone
between them to create a safe and useable trail.
Other goals of the Parks and Recreation Board address the issue of public
neighborhood and community parks. Through much discussion on this issue, it
has been determined that the best means for providing adequate parks for the
future is to first and foremost secure the land. The City can always go forward
in developing public parks if the land is available. However, it can never go
back to obtain land for parks once development precludes its existence.
Regarding parks, the private recreation areas serve some of the residents of
Twin Creeks, however, they are not available for use by residents of the Green
Tract, Whisenant Tract, or multi -family areas of Twin Creeks. Additional
parks are needed to serve these areas. After much discussion and consideration
of these private recreation areas, the need for public parks prevails. These
parks will be developed to primarily serve the immediate area but will not
exclude use by any citizens of Allen.
In support of the Board's interest, land for parks should be acquired to serve the
Green Tract as per the mandatory park dedication ordinance. In the Whisenant
tract, the 10 acre park site is a desirable piece of property for use as a
neighborhood park. Dedication of this park exceeds the amount that would
normally be required. This is a fortunate position to be in for the City and
general population of Allen.
r
AFIW�
CITY OF ALLEN
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 24 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.
The Boards primary objectives in regard 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/Watters 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 to be
developed in the northwest quadrant of Allen
ONE BMUR CIRCLE AL EN. TEXAS 7SW2
214/7274100
Page 2
Ell February 24, 1993
(The Community Park site is requested along the west side
of Rowlett Creek, North of Rowlett Road.)
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.
Concerning Linear Parks, the Board has recognized the reality and necessity
of a privately owned publicly accessible 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 current proposal depicts an 8' path that would run
' parallel to the fairways and serve dual purposes of a 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 due to safety concerns. 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
1
Page 3
February 24, 1993
i
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) north of East
Branch of Rowlett Creek
10.0 Acres (Whisenant Tract)
5.0 Acres (Green and Twin Creek Tracts)
4.5, 2.5, and 4.8 Acres 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
s 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.
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. Public access be assured and accommodated adjacent to
the public dedicated parks, i.e., on or off street parking.)
These areas are beautiful and utilization by all citizens is
desirable.
7
Page 4
t , February 24, 1993
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 additional Public Community Parks in
Allen. 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 developer's proposal
eliminates this needed community park from this entire area of development. In
the Planning and Zoning Commission's review of park relayed issues, please be
reminded 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. As reflected in one of the
proponents presentations to the Parks and Recreation Board, an ideal site for
athletic fields would be a parcel of land along Rowlett Road, West of Rowlett
Creek, located in the developers Tract 34-A. We request that half of the
potential community park be reserved through zoning on land owned by the
proponents adjacent to the area they consider to be an "ideal ballfield site".
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 as a golf course acceptable.
In Closing, the Parks and Recreation Board recognizes that it is an "advisory"
board only. We sincerely appreciate the opportunity to provide input
concerning this development. We look forward to providing additional
information as needed to assist staff, the Planning and Zoning Commission and
members of the Allen City Council in making decisions for the betterment of all
Allen residents. We wish you well in your deliberations.
Page 5
El February 24, 1993
Tom Clark, Chairman
X., /"y
Lonnie Thomas, Vice -Chairman
Aff&
m aldbauer, Secretary
El
Ross Obermeyer
Ray Galloway
cc: Jon McCarty, City Manager
Bill Petty, Director of Community Development