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Min - Planning and Zoning Commission - 1998 - 04/09 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING April 9,1998 ATTENDANCE: Commission Members Present: Jeffery Kelley, Chairman Ross Obenneyer, Vice -Chairman Jeff McGregor Pamela Smith, Secretary Mark Pacheco Paul Penny Commission Members Absent: None Citv Staff Present Bill Petty, Director of Community Development George Conner, Director of Public Works Dan Tracy, Civil Engineer Sally Leeper, Administrative Assistant CALL TO ORDER AND ANNOUNCE A QUORUM (Aeenda Item D With a quorum of the Commission Members present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Chairman Kelley, at the City Council Chambers, Allen Library, Two Allen Civic Plaza, Allen, Texas. Consent Aeenda (Agenda Item III Chairman Kelley read the consent agenda into the record as follows. "Consent Agenda A. Approve Minutes of March 26, 1998, Regular Meeting. B. Replat - Consider replat of Allen Business Centre, Tracts B and D for Rick Jones Company, being 7 471 acres of land out of the William Perrin Survey, Abstract No. 708, City of Allen, Collin County, Texas; further described as being located northwest of Bethany Drive and Prestige Circle. Commission Member Pacheco requested that Item A, Minutes of March 26, 1998, be removed from the Consent Agenda. MOTION: Upon a motion by Commission Member Mark Obermeyer and a second by Commission Member Smith, the Commission voted 6 FOR and 0 OPPOSED to approve Item ILB from the consent agenda. PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 2 Minutes March 26. 1998 (Agenda Item II.A) Chairman Kelley read the agenda item into the record as follows: "Approve Minutes of March 26, 1998, Regular Meeting." The following corrections were noted to the minutes: 1. Item IV.0 stated that the plat was approved with a condition. This should be changed to indicate it was approved with a notation. 2. Twin Mills Preliminary Plat - it is stated that Commission Member Pacheco suggested a Homeowner's Association. It was Commission Member McGregor, who stated that he questioned whether a Homeowner's Association was planned. Commission Member Pacheco expressed concern about the future in the event that this property is no longer owned by the proponents. 3. Page 9, motion was opposed by two members. They were Chairman Kelley and Commission Member Pacheco. 4. Chairman Kelley was shown to second the motion to approve the consent agenda. It was Commission Member Obenneyer. �L'! 5. Page 7, Paragraph 4, motion shown as 5 FOR and I OPPOSED. It should be 4 FOR and 2 OPPOSED, with Penny and Chairman Kelley opposed. MOTION: Upon a motion by Commission Member Pacheco and a second by Commission Member Obermeyer, the Commission voted 6 FOR and 0 OPPOSED to approve the minutes of March 26, 1998, as amended. Tabled Item Martin Tract (Agenda Item 111) Chairman Kelley read the agenda item into the record as follows: "Public Hearing - Consider a request from Ben Martin to place permanent zoning of 58.336 acres of Residential -5 (R-5) zoning on Tract 1 and 8.822 acres of Shopping Center (SC) zoning on Tract 2; being a tract of land situated in the William Snyder Survey, Abstract No. 821, City of Allen, Collin County, Texas; further described as being located at the northwest comer of Bethany Drive and F.M. 2551." MOTION: Upon a motion by Commission Member McGregor and a second by Commission Member Pacheco, the Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item III from the table for consideration. Mr. Bill Petty noted that the public hearing was held on March 26th, and the item was then tabled at the request of the proponent. The property is located at the northwest comer of Bethany Drive and F.M. 2551. The request is for residential and shopping center. Mr. Petty stated that the Traffic Impact Analysis has been received and reviewed, with a recommendation for additional right-of-way for intersection improvements. A facility agreement will be consummated prior to development to address these improvements. I PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 3 Mr. Warren Corwin, Corwin Engineering, discussed the request on behalf of the applicant. Commission Member Pacheco questioned the use of shopping center on the corner tract, and suggested it might better be determined to be local retail. Mr. Corwin stated that the shopping center designation is requested because is allows for a drive-through restaurant, and local retail does not. MOTION: Upon a motion by Commission Member Obermeyer and a second by Commission Member McGregor, the Commission voted 6 FOR and 0 OPPOSED to approve the request by Ben Martin for zoning as presented. FINDINGS. 1. The request is in conformance with the Comprehensive Plan. 2. The uses are appropriate for this location. 3. The uses are compatible with adjacent zoning. 4. The additional right-of-way recommended by the Traffic Impact Analysis will be dedicated at the time of platting to accommodate intersection improvements at F.M. 2551 and Bethany Drive. 5. The shopping center tract is appropriate at the intersection of two major thoroughfares. Public Hearing John T. Green (Agenda Item IV) Chairman Kelley read the agenda item into the record as follows: "Public Hearing - Consider a request from Mr. John T Green to rezone 11.258 acres, 0.275 acres, and 19.862 acres of land from Agriculture -Open Space (A -O) to Flood Plain -Planned Development Corridor Commercial (FP -PD -CC); being 31.395 acres out of the T G. Kennedy Survey, Abstract 500, the Michael See Survey, Abstract 543, and the Rufus Sewell Survey, Abstract 875, City of Allen, Collin County, Texas; further described as being located south of Bethany Drive and west of U.S. 75." Commission Member Pacheco indicated he would abstain from this agenda item and removed himself from the bench. Mr. Petty presented the request to the Commission. The Comprehensive Plan shows this property to be appropriate for Corridor Commercial uses. The Corridor Commercial (CC) District requires a 100 -foot setback, and he indicated that a portion of this property is less than 100 feet deep. Moving the building line to 50 feet would allow for a number of trees to be saved. The request has been modified to a 50 -foot front yard setback along U.S. 75 and along Bethany Drive. The request is to allow parking within this setback. Mr. Petty indicated that Bethany Drive will be constructed in the future by the Allen Economic Development Corporation, and this property owner will dedicate the property and build the necessary right -tum lane. Mr. John Green, owner of the property, was available for discussion. Chairman Kelley opened the public hearing. �+ PLANNING & ZONING COMMISSION f a APRIL 9, 1998 PAGE 4 �+ Ms. Brenda McDonald, 8333 Douglas Avenue, Suite 900, Dallas, TX 75225, representing Montgomery Fames, stated that she feels this property represents an opportunity for a premier development. She expressed two concerns: 1) treatment of Watters Branch Creek, and 2) opposition to the variances to the front yard setback along U.S. 75. She encouraged the Commission to insure that Watters Branch Creek be protected against loading docks, truck berths, etc. Frances Williams, owner of the property to the west, stated she is opposed to the variation to the 100 -foot setback requirement. She noted that U.S. 75 will need to be wider in the future. She expressed concern about the aesthetics of this area, and discussed the problems of precedent setting. She further indicated that the adjacent ownership as displayed on the zoning exhibit was incorrect. Chairman Kelley closed the public hearing. Commission Member Smith reviewed the possibility of a graduated setback line. She feels this is a unique property in that it does not allow for the required 100 -foot setback, and this warrants special consideration. Chairman Kelley questioned the setbacks in place on the east side of U.S. 75. Mr Petty advised that the restaurant has parking within the front setback. Millennium Technology Park utilizes the front yard for parking, as well as the Experian property There is residential property north of McDermott with 25 -foot setbacks. Mr. Petry discussed the fact that the City is completing a corridor design for U.S. 75 which will include setbacks, landscaping, and other standards. Chairman Kelley noted that parking is proposed to be allowed within the setbacks, and that the landscaping within the proposal is being increased to 15 feet. He requested Mr. George Conner to discuss issues relating to the future needs of right-of-way for U.S. 75. Mr. Conner reviewed the construction being completed within the City of Dallas. He stated that the State advises that they have all the right-of-way necessary for this portion of U.S. 75. The highway could be widened by probably two Innes within the existing right-of- way. There is 250 feet of right-of-way in place. Commission Member McGregor discussed the unique shape of this property. Commission Member Oberneyer expressed concern about granting a lesser setback, and the need to continue the 100 -foot requirement. He noted that the southern portion of Tract A has a lower elevation than the northern portion Commission Member Smith stated she was not opposed to the 50 -foot setback on Tract C, and suggested beginning at Bethany with a 100 -foot setback and gradually going to 50 feet at the southern end of Tract A. Tract C is inhibited by a great deal of flood plain, and deserves consideration for the 50 -foot request. Chairman Kelley discussed the property to the south (owned by Mr. Forbes). It is zoned Flood Plain -Office with a 100 -foot setback requirement. The City of Plano and the Chase Oaks Golf Course are south of the Forbes property. Commission Member Smith noted that the 100 -foot setback could begin at Bethany and be 50 feet at the ,■/ southern end of the tract, gradually decreasing, with 75 feet at the midpoint. Commission Member Penny indicated he did not feel there was a need to decrease the setback on Bethany to 50 feet. He agreed with a graduated setback on U.S. 75. Commission Member Obermeyer stated he was not in agreement with the variance to the 100 -foot setback. PLANNING &, ZONING COMMISSION APRIL 9, 1998 PAGE 5 Mr. Petty stated that staff has recommended approval as requested, and reviewed the cover memo stating the reasons for this recommendation. They include the fact that it is important to consider the flexibility to develop the property, and that if this property were already zoned, the owner would appear before the Board of Adjustment for a variance to the setback requirements. The Board of Adjustment would be required to consider "irregular shape of the lot" as a reason to grant the variance Staff feels that this property meets that requirement. Chairman Kelley suggested a setback of 100 Feet at Bethany along Bethany and U.S. 75, moving to 50 feet where the 100 -foot line parallels the western properly line. There was considerable discussion as to the appropriate delineation of a graduated setback line. The Commission continued to discuss the possibility of granting the 50 -foot setback along Bethany Drive and the merits of that request. MOTION: Upon a motion by Commission Member Smith and seconded by Commission Member McGregor, the Commission voted 2 FOR and 3 OPPOSED, to approve the request as submitted with the exception that the setback request at the northernmost part of Tract A shall be 100 feet, established from the U.S. 75 property line, gradually decreasing for 500 feet, reaching a 50 -foot setback which shall be maintained through the remainder of Tracts A, B, and C. Along Bethany, the setback will be 50 feet. Parking will be allowed within the setback, and the landscape buffer will be increased to 15 feet. Commission Members Penny and Obermeyer, and Chairman Kelley voted against the motion, and the motion failed. Mr. Petty suggested a 75 -foot setback for the entire tract, and Mr Green stated he could agree to have a 100 - foot setback along Bethany MOTION: Upon a motion by Commission Member Obermeyer and a second by Commission Member Penny, the Commission voted 4 FOR and 1 OPPOSED, with Chairman Kelley opposed, to approve the request as submitted with the following stipulations: 1) allow variance to U.S. 75 side beginning at 100 feet and graduating to 50 feet at a point 450 feet south of the northern property line, and maintain the 100 -foot setback along Bethany Drive; 2) allow parking within the setbacks; 3) landscape along U.S. 75 will he increased as submitted to 15 feet; 4) the 50 -foot setback would continue through Tracts B and C. MAJORITY FINDINGS: 1. This proposal makes this property buildable, considering the irregular shape. 2. The proposal is attempting to maintain setbacks and aesthetics while making the property usable, and creating an opportunity for the proponent to develop 3. This setback is acceptable due to the shallow depth of the property. A compromise was reached on the setback request, as additional landscaping is offered to offset the impact of the reduced setback on a portion of the property, and the impact of parking within the setbacks. MINORITY FINDINGS: 1. Consideration of the parking within the setback of the adjacent property should be understood prior to allowing parking within the setback of this property. 2. Favor should be given to the variation to the setback requirement, but we should not allow parking within that setback. PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 6 Public Hearing Second Cenmry Investments (Agenda Item V) Chairman Kelley read the agenda item into the record as follows: "Public Hearing - Consider a request by Maidstone Partners for Second Century Investments, to rezone 10.02} acres from Light Industrial -Conditional (LI -C) to Planned Development -Corridor Commercial (PD -CC), being a part of the William Perrin Survey, Abstract No. 708 and being part of a tract of land described as conveyed by Kendall Land Corporation to Maidstone Partners, Ltd by deed dated August 17, 1992, City of Allen, Collin County, Texas; further described as being located at the northeast comer of Bethany Drive and U.S. 75. Mr. Petty reviewed the history of this property. It is located at the northeast corner of Bethany Drive and U.S. 75. Tract 6 is to remain Light Industrial (C). When this property was brought to the City, the owners were advised that the City is very protective of the Light Industrial (LI) properly. The request is for a hotel user. To change the zoning, staff indicated a definite user would probably have to be proposed, and that any additional uses would probably need to be compatible to the daytime employment of this area. Consequently, this proposal includes a request to reserve Tract 5 for a hotel user. Tract 4 is indicated as a retail area with uses appropriate for the daytime population of this area. Tracts 2 and 3 are reserved for restaurants. Tract I is to be used for a service station, with convenience store and car wash as accessory uses. Staff further requested the proponent to discuss this request with the AEDC for compatibility issues. The Land Use Plan proposed provides for circulation through each parcel. A concept plan is provided for information purposes only. The setback on Tract B is 50 feet, and it is 50 feet on U.S. 75. The rear yard setbacks are 30 feet. He reviewed the development uses and standards proposed. A restaurant/private club would be allowed by Specific Use Permit. Mr. Petty noted that a letter was included in the packet indicating that the Hilton Hotel intends to build if their feasibility study shows it appropriate and zoning is granted. Staff is requesting that Tracts 2, 3, and 4 not be allowed to develop until the hotel applies for a building permit An alternative would be that the hotel closes on their property and enters into a commitment with the City for a product and a specific time for construction prior to building permits being issued on Tracts 2, 3, and 4. Mr. Lawrence Masi, Second Century Investments, 791 Creekwood Drive North, Fairview, TX, discussed the proposal He noted that they have been attempting to develop a hotel site on this property for the past year. He indicated that the hotel proposed would be a full-service type. Mr. Jeff Carroll, Calloway Architects, indicated that they will be designing the project. Chairman Kelley opened the public hearing. Mr. Jack Moneta, Photronics, 601 Millennium Parkway, stated that it was important to his company that the LI zoning is continued on all sides of his property At this time it would be inappropriate to make a change. They have a $50,000,000 investment on the property He stated he has reviewed this request with Mr. Richard Ferrara and provided a copy of a letter from him, which is attached hereto He stated that the consistency of the Millennium Technology Park should be maintained. PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 7 Mr. Ben Sloan, FSI, 600 Millennium Parkway, indicated that his company is located within the industrial park. He feels that the ultimate character of the City in this industrial area is very important. He stated that the LI zoning is important to them, and requested that the Commission consider this request carefully Chairman Kelley closed the public hearing. Commission Member Pacheco questioned the timing of the proposed development. Mr. Masi stated that the timing for the Hilton (158 rooms) would be to construct it immediately after zoning is approved, with the hotel to be opened within one year. There is an intent to go forward with the remainder as soon as possible. They intend to be good neighbors and feel their development would be a support to the neighboring businesses. He stated that he had understood there was a positive support for the hotel. They are open on the site plan and the uses, but noted that the hotel will need restaurants to support it. The proposed restaurants would be full -serve, not drive-through. The intent of the retail is to provide services for the LI uses. Commission Member McGregor discussed the Comprehensive Plan, and questioned staff as to whether these uses would be compatible with LI. Mr. Petty noted that Mr. David Pitstick, Economic Development Director, had advised that there was a desire for a full-service hotel in this area. Staff requests that the retail uses be limited to those services that would serve the day -time employment center. He feels that the service station would provide a service to the employment area. Regarding the restaurants, staff had originally suggested only one; however, information provided by Mr. Pitstick indicated that the hotel was the important site in this request. Restaurants provide service to the employment area. He would consider these uses to be "moderate' in their comparison to the adjacent uses. Staff had requested this be presented as a planned development in order to allow the Council to require architectural and timing controls. Commission Member Obermeyer questioned the uses allowed on the property to the west in P.D. 55. Mr. Petty indicated that this is a commercial district, owned by the AEDC. Mr. Jim Brazeal, AEDC Board, discussed their plans for P.D. 55. He stated they are planning multi -story office buildings (3 -story) west of U.S. 75 adjacent to Bethany (200,000 s f). On the northern portion there will be tracts that will be Light Industrial Technology type development similar to the Millennium Technology Park. The comer of Bethany and U.S. 75 is reserved for two 5-15 story office buildings, with development controlled by covenants similar to Millennium Technology Park. He anticipates their parking and building setbacks to be over 100 feet. He indicated that the office buildings are eminent (two, 3 -story buildings). Commission Member Obermeyer stated he is concerned about changing the picture of this area to one of commercial development rather than the Light Industrial business park which is designed for this area. Commission Member Smith stated she would support a 100 -foot setback for whatever the request would be in this location. She sees no extenuating circumstances on this property to allow for a variance to that requirement Mr. Petty discussed the setbacks south of Bethany. Experian is allowed parking within the setback, and Bethany Tech Center was allowed parking within the setback in lieu of additional landscaping. He added that Light Industrial zoning requires a 100 -foot building line setback, but allows parking within that setback. Mr. Jack Moneta indicated that his building (Photronics) is set back 300± feet from U.S. 75. Commission Member Smith discussed concerns regarding the U.S. 75 corridor in general and expressed concern the need to be consistent along U.S. 75 regardless of the precise zoning. She stated the Commission should consider the uses as well as the setbacks necessary to remain compatible with the surrounding Light Industrial uses. She added that there are no extenuating circumstances on this property to require a variance PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 8 to the 100 -foot setback. She questioned Mr. Petty as to whether staff recognizes a need for this type of support service in this area. He indicated that staff has been told that there is a need for a hotel If that use is to be combined with retail uses, staff is recommending that those uses be limited to those that would be compatible to the day -time needs of the area. He reiterated that parking is allowed within the front yard setbacks of Light Industrial Districts. Chairman Kelley noted the following issues of concerns: 1. Setbacks. 2. Uses. 3. Concept plan is not to be considered. Regarding the uses, Commission Member Pacheco expressed concern about the uses and feels the LI development is appropriate and the property is needed for that use. There is a demand for a hotel, but is this the best place for one? He is concerned about the service station. Commission Member McGregor does not have a problem with the uses. Tracts 2, 3, and 4 uses as defined are acceptable. This is not designed as a major shopping center with an anchor tenant that would attract a high traffic use. Commission Member Obenneyer agrees with the concept of the hotel and restaurant. He expressed a problem with the service station because of traffic concerns. He is not convinced that we do not need this area for LI. Regarding the setbacks, he feels the condor should be consistent. Commission Member Penny feels the hotel is appropriate, but not the service station. Restaurants are appropriate. Retail uses and office can be compatible in this area. Commission Member Smith supports the hotel and feels it could be compatible with adjacent LI uses. She desires the 100 -foot setback to be maintained. Restaurants will be appropriate. The retail and office uses would be appropriate for the area. The service station is not appropriate. Chairman Kelley indicated he supports the hotel. The restaurants along U.S. 75 are appropriate. He could only support the service station if it is not built in a typical fashion. Architectural controls will be very important for this use. Mr. Masi stated that a 100 -foot setback would preclude the service station. He stated that an office or a bank could be located on this tract. The following statements were made regarding the issue of setbacks: 1. Commission Member Smith - 100 feet 2. Commission Member Penny - no problem with proposal as is 3. Commission Member Oberrneyer - 100 feet 4. Commission Member McGregor - 100 feet 5. Commission Member Pacheco - 100 feet Mr. Sherwood Blount, Parkway Realtors, stated that Texaco is the prospective purchaser of this service station tract. They have agreed to architectural controls of building the entire facade and handling the PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 9 canopy in such a way that would satisfy staff, the Commission, and City Council. It will be heavily landscaped. Commission Member Obermeyer again stated he does not agree with these uses. The best use for this property is Light Industrial. Commission Member Smith stated she feels the service station is not aesthetically compatible with adjacent uses. Chairman Kelley indicated that a requirement for a 100 -foot setback might require a new delineation of the parcels as presented. Mr. Carroll agreed that a 100 -foot setback requirement would necessitate that the tracts be reconfigured. Mr. Masi stated that a requirement of 100 -foot setback would not have an adverse impact on the hotel or restaurants. He stated he would like the opportunity to relook at the tracts and also to discuss this project with his neighbors. He added that he feels the direction of the Commission is to eliminate the service station. MOTION: Upon a motion by Commission Member Smith and a second by Commission Member Obermeyer, the Commission voted 6 FOR and 0 OPPOSED to table Agenda Item V for Madstone Partners. Tabled Item Preliminary Plat Twin Creeks Multi -Family (Aeenda Item VD Chairman Kelley abstained from this item and requested Vice -Chairman Obemeyer to take over the meeting. Vice -Chairman Obemeyer read the agenda item into the record as follows: "Preliminary Plat - Consider request by Twin Creeks Partners, L.P., for Preliminary Plat for Twin Creeks Multi -Family; being 101.876 acres of land located in the John Fyke Survey, Abstract No. 325, W J. Jackson Survey, Abstract No. 484, William Perrin Survey, Abstract No. 708, Catherine Parsons Survey, Abstract No. 711, and the A. B. Perrin Survey, Abstract No. 713, City of Allen, Collin County, Texas, further described as being located north of McDermott Drive, and west of Watters Road." MOTION: Upon a motion by Commission Member Smith and a second by Commission Member McGregor, the Commission voted 5 FOR and 0 OPPOSED to remove Agenda Item VI from the table. Mr. Petty stated that the Traffic Impact Analysis (TIA) information has been received and indicates that a four -lane roadway in this location is feasible provided that it be divided 400 feet north of McDermott with a 13 -foot median. An additional 4 -lane cut through street to Watters Road has been provided. The tree survey has been provided. Commission Member Smith discussed the text in the memo stating "potential desire" to construct a divided roadway." She would support this divided road. Mr. Petty stated that there is only one multi -family property along this road. He discussed the dual zoning of MF/CF on the northern tract. North of the school site is a PLANNING & ZONING COMMISSION I APRIL 9, 1998 PAGE 10 park site, which will be purchased by the City if the school purchases their portion. The TIA does not require a 4 -lane divided roadway Mr. Brad Meyer, Carter & Burgess, stated that they have determined that a 4 -lane undivided road is their desire at this time. Commission Member Smith stated she would prefer to see the road divided. Tum lanes could be provided if it were divided. Mr. Meyer noted that dividing this roadway would encourage traffic to travel faster. It is not intended to be a major thoroughfare, but rather a secondary road, and his intent is to not encourage high speed traffic Commission Member McGregor questioned Mr. George Conner as to any concerns about Bray Central intersecting with McDermott. Mr. Conner stated it is 964 feet from Bray Central to Watters, which is an appropriate distance. The city's design standards for median openings is 600 feet. It was noted that a name is needed for the east/west street. Mr. Meyer stated a temporary name will be proposed. Commission Member McGregor questioned whether consideration has been given to changing the street name of Bray Circle. The proponent indicated that they would agree to changing the name. These names should be added prior to final plat. Commission Member Pacheco indicated he was comfortable with the presentation of the TIA report. He feels the north/south street should be undivided. Mr. Conner stated that within the 400 -foot median there could be an opening at 250 feet to allow for cross traffic into the commercial tract to the east. This would require an additional 15 feet of right-of-way Commission Member Pacheco further noted that additional right-of-way might be necessary at Watters Road and Bray Central. There was further discussed as to the desire for a 400 foot or a 250 foot median opening. MOTION: Upon a motion by Commission Member Pacheco, and a second by Commission Member Penny, the Commission voted 4 FOR and 1 OPPOSED, with Commission Member Smith opposed, to approve the preliminary plat for Twin Creeks Multi -family with the condition that the street names be resolved as discussed, and additional right-of-way be provided in the southern 250 foot section of Bray Circle to accommodate the median for the divided section of the road. PLANNING & ZONING COMMISSION APRIL 9, 1998 PAGE 11 Preliminary Plat Suncreek IIB. Tract 8 (Agenda Item VII) Chairman Kelley read the agenda item into the record as follows: "Preliminary Plat - Consider request by Bon Terre -B, Ltd. for preliminary plat of Suncreek IIB, Tract 8, being 51.7 acres of land out of the Joseph H. Wilcox Survey, Abstract No. 1018, G. W Ford Survey, Abstract No. 326, City of Allen, Collin County, Texas; further described az being located north of Hedgcoxe Road and west of Franklin Drive. Mr. Petty presented the preliminary plat to the Commission. He stated that the zoning indicates that single loaded streets should be maximized along the City's park property. If a single -loaded street is constructed along the horseshoe of the park property, it would require the elimination of many large trees. The proponent has shown two 30 -foot landscape easements in this area to allow access to the park and save these trees. This proposal is recommended by the Parks Department. Mr. Joel Robuck, Bon Terre, stated he agrees with all of staff's comments. Commission Member Pacheco stated he appreciated the alignment of Longmont with Iola in Plano. He expressed concern with the trees that will need to be removed. The tree survey does not specify which trees will need to be removed. Mr. Robuck provided an aerial and overlay of the tree survey, which indicated that the majority of the property is clear of trees. Access will be provided to the park within the development to the north and west. Commission Member Smith stated she desired a single -loaded street along the western edge, and suggested moving the street over to save the trees, or eliminate some alleys to save the trees. Mr. Robuck stated that they have always attempted to save trees, and construct streets adjacent to the trees. He reviewed the street frontage within the entire development that fronts the trees. Commission Member Smith noted that the single -loaded street would allow public access and view from the street, which would be preferable to locating back yards against the forest for only a few to view. She stated she would support a single -loaded street. She stated that losing some trees would be offset by the gain with the single -loaded street. Mr. Robuck stated he feels that they have provided sufficient public access to the park within the remainder of this development. He added that the Parks Director supports the proposal. He stated that some of the trees involved are 60" caliper. Commission Member Smith stated that the street should be adjacent to the forest to save those trees. Mr. Robuck stated that some of the trees will be lost when homes are constructed; however, fewer trees will be lost with this configuration rather than placing the street there. Commission Member Pacheco questioned whether the access points could be wider. Mr. Robuck stated that Mr. Don Horton, Parks Director, was comfortable with the 30 -foot width. It is intended for the residents of this area, not the general public. These access points will be owned by the Homeowner's Association. Commission Member McGregor questioned alley access on Block F, Lot 49, on Vdlanova Court. Mr. Robuck stated alley access is provided and indicated such on the plat. Commission Member McGregor stated that a single -loaded street would be desirable. It would open the park to citizens rather than just the residents of this particular subdivision. PLANNING & ZONING COMMISSION APRIL, 9, 1998 PAGE 12 Chairman Kelley questioned whether Mr. Robuck could commit to not removing large trees for a house pad. Mr. Robuck stated he could not at this time; however, they would attempt to save as many as possible. Mr. Petty discussed the fact that single loaded streets were proposed by staff during the zoning of this property, however, the adopted zoning indicates that single -loaded streets should be maximized, and the concept plan indicates some lots would back to the forest. Mr. Robuck stated that out of this entire Suncreek community, only 28 lots will back to the park. Chairman Kelley discussed the need to preserve this forest as much as possible. Commission Member Pacheco stated that he feels the entire development includes single -loaded streets and this proposal is appropriate. Commission Member Obermeyer agreed that the entire community has provided access to the park and it is important to save these trees. He noted that Mr. Horton supports the request Commission Member McGregor indicated that he prefers a single -loaded street. Commission Member Penny stated he supports the request. Commission Member Smith requested that the Parks Director attend meetings where his recommendations are to be considered. Chairman Kelly suggested that the final lot layout be provided to the Commission at the time of final plat. The Commission discussed the need to see the tree survey as an overlay to the plat to properly assess the impact on the trees. It was noted that the west half of the Alma Drive bridge is going to be built with this development. MOTION: Upon a motion by Commission Member Pacheco and a second by Commission Member Obermeyer, the Commission voted 4 FOR and 2 OPPOSED to approve the preliminary plat with staff recommendations of constructing 1000 feet hike and bike trail, Longmont as a collector, two access points being provided to the park that will be specifically located at the time of final plat approval. Commission Members McGregor and Smith voted against the motion. The motion carried. None discussed G•U7f/1117.0 MOTION: Upon a motion by Commission Member Obermeyer and a second by Commission Member McGregor, the Commission voted 6 FOR and 0 OPPOSED to adjourn the April 9, 1998, meeting at 12 06 a.m. a These minutes approved thiso9e day of (j _a�t� ,i% , 1998. Jeff KeW3r, C airman Pamela Smith, Secretary APR -09-98 THU, Oa:al PH R.FERRARA ARCHITECTS 972 6802991 P.O2 Richard Ferrara Architect, Inc. April 9,1998 Mr. Jack Moneta Executive ViwPresidem Photmn w 601 Millennium Drive Allen, TX 75013 Dear Jack Per your request have looked at the site plan attached to the zoning request for the property located at the northeast comer of US 75 and Bethany. It is my opinion that despite several buildings being labeled for office or office type uses that the plan simply represents a mixed-use retail center. If 3 recall correctly, several years ago the City rejected a retail use on this same property on the basis that it was, in all likelihood, going to be the gateway to Allen's industrial and technical employment corridor. I feel that the City's prediction has come true and that in consideration that this tract abuts the City's Millennium Technical Center as well as the Photronics building that the request is not in the best interest of the aces. In support of my opinion it is also important to take into consideration the extensive amount of industrial development that has suddenly exploded south of Bethany as well as the recent acquisition of the 55 acres at the northwest comer of this same intersection by the Allen Economic Development Corporation. As you know, it is the AEDC's stated goal to create an even more re5ned office environment on that tract, a goal similarly shared with one of the owners on the south side of Bethany m well. While there are retail uses abutting the north sides of both Millennium East and West, I feel that it is much more appropriate to think of McDermott m the retail intersection with US 75 and to strongly consider all of the Bethany and US 75 comers as the City's primary officelindusttial intersection, If I can be of further assistance in this matter, please do not hesitate to call me. S � RF/lk 445 Eas, waroW seeel / sude 131 A,Cha,dson. Texas 75081 97714700171 Ca. VWAAD-9111