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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1985 - 04/08 - WorkshopALLEN PLANNING & ZONING COMMISSION WORKSHOP MEETING L APRIL 8, 1985 Present: Commissioners: Bobby Glass, Chairman Jerry Wilson, Vice -Chairman Wayne Armand, Secretary Jack Pennington Scott Hoover John Garcia Douglas Braun Staff: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Mark Thornton, Director of Parks & Recreation Sally Leeper, Secretary The workshop meeting of the Allen Planning & Zoning Commission was called to order by Chairman Glass at 7:30 p.m. at the Municipal Annex, One Butler Circle, Allen, Texas. Utal Development Workshop Agenda Item II Bill Petty made a recommendation to begin the workshop with discussion on the park. Brian Larson presented the new plan for the park. The size of the park would be I" acres. Mr. Larson felt Mark Thornton was comfor- table with that size. Bill Petty indicated this would be a minimum that Mark would be able to work with. Commissioner Wilson stated he would like to see Mark's plan. He stated the city was planning for a 40 -acre park outside of the floodplain. We need to see the park as a whole unit involving all the properties, and we need to be sure we had enough land from all the developers to do a proper job on the park. Bill Petty stated that if Commission wants the whole park in one area the property would need to be annexed first; none of the land is annexed at this time. He further stated that annexation could occur voluntarily by property owners, or the city could annex up to 108 of the amount on the tax rolls as of January 1. This was recently done and is called "forced annexation." At the same time, or after annexa- tion, three people can initiate zoning: P&Z, City Council, or the property owner. Zoning cannot be applied until after annexation, but can be reviewed before. w ALLEN PLANNING & ZONING COMMISSION APRIL 8, 1985 PAGE TWO Commissioner Glass asked if the owners on both sides were aware of the park situation. Mr. Petty stated the MCDermotts and Williams are aware, but Mr. Cobb probably was not. Mr. Larson continued to describe his plan. Use regulations submitted January 24 have remained the same with no changes. The fact of the park's location does dictate some land uses as follows: -South of the creek the multifamily has been reduced to 200 units. -1;� acres is moved from multifamily to shopping center. -4.82 acres of local retail which was reduced by about 2 acres. -an office complex will be south of the local retail. -south of this will be a multifamily unit just north of the park. -medium density on the south side of the park. Mr. Larson presented possible alignment of the road as it will tie into Alma Drive. Commissioner Wilson questioned the entrance road to this property. How did they anticipate doing this with the local retail and office site in that narrow neck of land. Mr. Larson explained again the road they were planning that would come in on the west side of their property with a 60 -foot ROW. There would be some question as to the responsibility of the road as it goes through the park. Mr. Stacey Utal stated the road would be in before the development began. Commissioner Glass was concerned with Tract 1 and the multifamily. He stated he felt the plan was sent back from City Council because of the park only and if numerous changes are made besides the park, Council will review this as a completely new plan. Mr. Utal talked about density. They lost 67 units because of the park. This plan as presented has 74 additional units. He further stated they were "giving" the city the park. He feels this plan as presented comes close to what they need to keep their property values. He feels this is a more valuable plan for them. Commissioner Armand asked Commissioner Glass what he did not like about the local retail and office. Commissioner Glass stated his concern was in changing the plan from the original, thus it will get the District 21 allocations applied. Mr. Utal indicated everything south of the creek was basically untouched. Mr. Steve Kanoff stated the fact of the park's being added was what necessitated the changes in the multifamily. Commissioner Glass reiterated his feelings were that if there are not good justifications for changes in the plan besides the park, this plan will be considered by Council as a complete new plan. ALLEN PLANNING & ZONING COMMISSION APRIL 8, 1985 PAGE THREE Mr. Utal stated the small local retail and small office was used because of the new plan. His local retail is only 4.82 acres. He feels he has maintained a good interest between the old and the new plan. An effort was made to maintain the use regulations. Mr. Larson stated you cannot put the park in and not change the plan in some way. Commissioner Braun stated some compromise was going to have to be made to be fair to the developer and still fit in with the Compre- hensive Plan. Mr. Utal indicated he was comfortable with this Flan and that he was going to fight for it. If P&Z would approve it, he will fight for it at Council level. He feels this is a good plan even without the Comprehensive Plan or any other zoning regulations. Bill Petty stated he had not even seen the plan and staff was in the dark. Mr. Utal apologized for the lack of presenting staff with a copy of the plan before this workshop meeting. Mr. Petty discussed items from last week's workshop meeting. He stated there were a couple of facts that were wrong in the assumptions of last week and corrected them. He continued that the tree preser- vation policy needs to be taken under consideration. The park should be at the location shown if at all possible. However, this plan has not been evaluated by staff because they have not seen it before tonight. Mr. Kanoff stated he was concerned that Commission was going to look at this plan in view of the new Comprehensive Plan and that would not be fair. Mr. Petty indicated to him that staff's charge was to show Commission how the Comprehensive Plan would deal with the Utal submission. Commissioner Wilson asked Bill Petty to show him what was already zoned under the new Comprehensive Plan. Be stated 16' acres is already zoned in District 21, which represents about one-third. None of the park will be in District 21. It will all be in District 20. If evaluated under the new plan, there would be approximately five acres of commercial remaining. Bill Petty continued with a review of the charge from City Council to P&Z. He stated the city has two options for the park. Either accept the gift or buy the park. If they are not happy with the land use, then they must consider buying the park. Commissioner Garcia stated he feels Commission has addressed the major issues Council sent the plan back for. He does not feel Commission should look at this under the new Master Plan. He feels there is not very much difference in land uses from the old plan to this one. He feels this is a better plan than the first one, and likes the idea of the trade-off of the park for the multifamily. ALLEN PLANNING & ZONING COMMISSION APRIL 8, 1985 PAGE FOUR Commissioner Armand stated he feels one of the major problems is the tree preservation policy and Commission needed to address that. He feels the use along McDermott is appropriate and he likes the 60 -foot road. He stated that in Tract 20 under the new plan there is only 15 acres allocated for multifamily. He feels the buffering of the park with multifamily is appropriate, but is concerned that the shopping center (20 acres) might be considered by the City Council as too large. He generally supports this plan. Bill Petty stated that under the new Comprehensive Plan the shopping center was exactly the right size and where it should be. He stated again that the consideration is to be the trade-off for the acqui- sition of the park. He has a couple of concerns as to planning. All new plans will need to be evaluated under the new Plan. The remainder of property in District 21 will be coming forward for zoning in the future. His concern is not with this plan, but with the rest of District 21 when it does come in for zoning. He feels this is a good plan and multifamily is a good use in the location indicated. He stated there is about 25 acres east and west of the local retail in this plan. Other consideration from staff level is that substantial changes from the original plan have been made. These changes mostly involve location. In addition, the traffic impact analysis was a concern. Commissioner Hoover stated he felt that the plan presented tonight covers the majority of the concerns the City Council had. He feels this is a good plan, and agrees that the road through the develop- ment needs to be defined. Commissioner Pennington discussed the zoning swaps from Utal's old plan and this new plan. He is concerned with locking up the zoning on McDermott. He liked the original plan better. He really does not care if the park is donated or purchased. He is undecided about the land use at McDermott because of locking in the rest of the zoning. Mark Thornton presented his department's plans for the park land. He discussed the alignment the roadway would need to take. If the city purchased the land, he would recommend 22.5 acres, however, if it is dedicated, the 16.5 acres will be sufficient. The city would end up with a 41 -acre park. He stated the park board reviewed the plan he was presenting, and will give Commission a letter at their regular meeting on Thursday evening. Mr. Stacey Utal stated he would like to review his plan once more and bring it to the meeting Thursday. He will take a look at the property on the west side at McDermott and bring his ideas Thursday evening. ALLEN PLANNING & ZONING COMMISSION APRIL 8, 1985 PAGE FIVE Staff was asked to address the tree preservation policy. Bill Petty talked about the letter from Dr. Mertes. The doctor's letter suggests an assessment per lot to be used to defray the costs of the enforcement of the tree policy. He suggested the city should fund and be responsible for the inspection. Bill Petty stated the trees definitely need to be protected. He feels we do not have any enforcement problems. He does not want to commit his department to the enforcement and neither does Mark. He feels the developers will be the best inspectors as well as the builders because of their need to protect the land values. Tom Keener requested that Utal submit to staff a copy of everything they had submitted to the Commission this evening. Mr. Thornton explained his feelings regarding Dr. Mertes' letter. He stated he liked the original plan, but agreed with the doctor's idea of an assessment so that the city could hire the consultant. Bill Petty agreed and stated he liked the idea of the city hiring its own consultant, but had no idea what the cost would be in future years. He stated that in Thursday evening's meeting Mr. Utal will need to submit a revised set of use regulations. Inclusive in that set, if coming with the same plan, will be an 18.5 -acre community facility. Since Mr. Utal has offered the dedication of the park land, the statement of dedication as well as the six -lane bridge, should be in the use regulations. He requested staff have copies of those 1' days in advance. Commissioner Glass stated Thursday's meeting will not be open for public comments. ADJOURNMENT e MOTION: Upon a motion made by Commissioner Hoover and seconded by Commissioner Pennington, the Commission voted 7-0 to adjourn the meeting at 9:50 p.m. The motion carried. These minutes approved this _A_ day of 1985. S JA1 z , Sec Bobby Glass, Chairman wayn Armandretary