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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1994 - 06/23 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING JUNE 23, 1994 John Garcia, Chairman Douglas Gallagher, Vice -Chairman Kenneth Fulk, Secretary Harold Biggs Jeffery Kelley Steve Allen Noel Crume Tom Keener, Development Coordinator George Conner, Director of Public Works Sally Leeper, Secretary With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Chairman Garcia at the City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes June 9, 1994 (Agenda Item IIl Chairman Garcia read the agenda item into the record as follows: "Approve minutes of June 9, 1994, Regular Meeting." MOTION: Upon a motion by Commissioner Fulk and a second by Commissioner Biggs, 'i the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of June L 9, 1994, as presented. PLANNING & ZONING COMMISSION June 23, 1994 PAGE 2 Public Hearing Suncreek Zoning (Agenda Item III) Chairman Garcia read the agenda item into the record as follows: "Public Hearing - Consider a request by Plano/Allen Suncreek, Ltd., HC Associates, Jack Evans, Jr. and the Baptist Church Loan Corporation to amend Planned Develop- ment No. 31 (PI) 31) to include Local Retail, Office, Multi -family, Single-family, Public and Private Community Facilities districts, and a tree preservation policy on 282.7 acres of land located south of West McDermott Drive, north of Hedgecoxe Road, in the vicinity of proposed Alma Drive and Suncreek Boulevard, in the follow- ing surveys and abstracts: 5 442 acres in Joseph H. Wilcox Survey, Abstract 1017; 51.175 acres in Joseph H. Wilcox Survey, Abstract 1017; 177 451 acres in Joseph H. Wilcox Survey, Abstract 1017, 1018; 33 702 acres in GW Ford Survey, Abstract 326; 10.3 acres in Joab Butler Survey, Abstract 47 and J.H. Wilcox Survey, Abstract 1017, 4.7 acres in GW Ford Survey, Abstract 326;" Mr Tary Arterbern, Mesa Design, and Mr. Greg Rich, Sipiela Interests, provided informa- tion to the Commission regarding the request. Mr Arterbern presented the Commission with a corrected Page 21 to the zoning submission. He apologized for the fact that staff had not had an opportunity to see this correction, but that it represented a correction to mathematical errors. It did reflect an increase in overall density of 146 units. Mr. Rich reviewed the existing zoning on the property, which was completed approximately 10 years ago, and added that his company is attempting to improve the zoning and the preservation of the tree area. The request reduced the local retail from 21 to 8 acres, and the multi -family from 21 to 15 acres. The 18 -acre community facilities property north of the creek is proposed to be moved to an 18 -acre forest area. The proposal provides an addition- al opportunity to cross -zone 24 75 acres in Tracts 10A, 813, 5A, and 3A for the City to purchase. Mr. Arterbern discussed issues relating to land uses/proposed and previous planned develop- ment zoning; park land/open space/tree preservation; and thoroughfares/traffic planning. The concept plan, which was provided for review only, includes streets with lots on only one side of the open space areas to provide access to the tree acreage. He stated that they have worked with City staff to provide a potential park plan that shows the way the dedicated and "to be purchased" land could be used. PLANNING & ZONING COMMISSION June 23, 1994 PAGE 3 Mr. Arterbern discussed the proposed tree preservation ordinance, which attempts to follow the tree ordinance of Coppell, Grapevine, and Colleyville. It states that any tree that is removed 6" or greater would need to be approved by the Planning staff, and if deemed to be removed, it should be replaced by minimum 3" trees to equal 6" Mr. Arterbern added that the owner of this property could legally develop under the existing planned development requirements, but that they have chosen to present a better plan to the City. Intersection improvements at Hedgecoxe and Alma are being proposed as a part of the zoning request. They are proposing the deletion of Bethany from Alma to McDermott because Bethany north of McDermott has been removed from the Thoroughfare Plan. They propose that Bethany end at Suncreek Blvd. Mr. Greg Rich discussed items relating to infrastructure commitments, deviations from development standards, and the use regulations for office/retail. He discussed the need to protect the trees, and to provide access to the entire community He discussed the proposed phasing of the infrastructure improvements and the proposed City's participation in the bridge costs. They are requesting deviations such as sidewalks to be placed within an easement in the front yard to allow 10-11 feet from the curb. He added that they are proposing to construct the hike and bike trails at 8 feet. They are working with City staff to avoid any duplication of amenities. Other requested deviations refer to side yards; 5 feet rather than 6 feet, and 10% or 6 feet, whichever is lesser; building height of 35 feet or 21h stories. Mr. Tom Keener added that the proponent has been creative, and the submission indicates that a great deal of effort has been given to tree preservation. He added that the traffic study was very complete. The property south of Rowlett Creek is in the Plano ISD, north of the creek is in the Allen ISD He added that the change in Plano's thoroughfare plan to end Hedgecoxe at Alma Drive (just east of Alma Drive) removes the need for the large shopping center tract at that intersection. The City's traffic consultant has reviewed the impact on the elimination of Bethany; he concurs with the proponent that it is not necessary; however, intersections along McDermott will need to be considered carefully. Mr. Keener added that Ms. Rhoda Savage, Director of Parks, had provided information to the Commission regarding the Park Board's consideration of the change in the location of the park dedication. They were in agreement with this change. I PLANNING & ZONING COMMISSION June 23, 1994 PAGE 4 Chairman Garcia opened the public heating. The following persons spoke during the public hearing: Bob Krzyzanowski He stated he is a member of the Collin County Open 3104 Dessnerata Ct Space Commission, and spoke in general regarding the Plano, TX 75023 request. He was in favor of preserving the bottomland and forest. He added that they would work with the City and the developers to find the funds to preserve the additional 20 acres of bottomland. Melissa Bottorf, Editor Questioned whether replanted trees would be guaranteed Organic Digest to live, and for how long. She suggested 4 years would 800 Roaming Rd. be an appropriate guarantee. Will irrigation be provid- Allen, TX 75002 ed? Is the developer going to be careful about dozing and tracking around the existing large trees? Susan Redmond, represent- Stated that the 80 -acre forest should be preserved in its ing Allen Envir. Action entirety She expressed concern regarding the upcoming League (AEAL) agenda item regarding the tree preservation ordinance. 556 Fisher Allen, TX 75002 Kevin Pierce Stated he agrees with the plan and appreciates the saving 604 Sandy Creek of the trees. He would like to see a set price for the Allen, TX 75002 additional park acreage, and the completion of the bridge. He would request extended right-hand lanes for commuters. Manuel J. Pena Expressed concern regarding oak and pecan trees that 519 Pine Trail have recently been cut down in Allen on West Allen, TX 75002 McDermott. He stated that large trees are not truly replaced with a number of smaller trees. Peggy Helmick -Richardson Agrees with the AEAL and encouraged either the pur- 807 Grassy Glen chase of the land (with longer than 1 year, maybe 5 Allen, TX 75002 years), or dedication of additional tree land because of allowance for excess density 1 [L Frances Williams Montgomery Farm Founder of Connemara, requested realignment of Alma Drive to eliminate the need for the expensive bridge. Route 1 Bethany Road PLANNING &, ZONING COMMISSION June 23, 1994 PAGE 5 Allen, TX 75002 Tommy Litteral Stated he agrees with Mrs. Williams. He discussed the 530 Windsor Drive rapid growth and demise of the fish in the creeks. He Allen, TX 75002 was concerned about the draining of tate ponds. Mary McDermott Cook Expressed concern regarding the increased density shown adjacent property owner in the handout this evening. She questioned the price at which the land would be offered to the City Eileen Tollett Expressed a feeling that the proposal appears much better 404 Watson Dr. than has been seen previously. She requested that the Allen, TX 75002 City be sensitive to the creeks. She requested that the timeframe be longer for the purchase of the forest area, and that the price be set. Chairman Gracia recessed the public bearing to the next regularly scheduled meeting on July 14, 1994. Commissioner Kelley questioned District 10. Mr. Rich apologized regarding the late distribution of page 21; however, the land use plan had shown Tract 10 at 4.6 units per acre. The map has not changed. He added that their concept plan actually indicates less density than the proposal. The concept plan is, however, not a part of the request, but for exhibit purposes only The Commission suggested that their might be some mathematical errors in staff's zoning analysis, and requested staff to review this analysis. Ms. Savage added that the Park Board had indicated approval of the change in the location of the 18 -acre park site. Mr. George Conner commented that the hike and bike trails are required to be 8 feet in width. Chairman Garcia suggested that a workshop be set to consider the request. He suggested that it be set for June 29, along with the tree preservation ordinance workshop. Commissioner Biggs requested that the proponent consider the concerns of the citizens r. Commissioner Gallagher questioned the number of acres in the floodplain and Mr. Rich Estated that the flood study was received this morning and will be presented to the City PLANNING & ZONING COMMISSION June 23, 1994 PAGE 6 Commissioner Fulk questioned the traffic engineering study with regard to the area south of Hedgecoxe in Plano. Mr. Edwin Haas, Barton Ashman, stated the study was completed based on a 2010 buildout scenario. He added that this intersection will need to be coordinat- ed with the City of Plano since 3 corners are in Plano. Commissioner Fulk questioned the construction of Alma with regard to the drainage swell on the east side, and Mr. Rich stated that this drainage swell will be replaced with drain pipe. Commissioner Gallagher questioned the need for the bond election funding to purchase the land. He stated that the issue includes funds for the purchase of two major parks, and asked whether these parks were specifically designated. Ms. Savage stated that the two parks were not specifically identified. Mr Rich added that an additional 14 acres of wooded land is being dedicated to the City of Plano. MOTION: A motion was made by Commissioner Gallagher to table the item There was no second to the motion, and the motion died. Mr. Tary Arterbern requested permission to respond to the citizen comments, and did so as follows: 1. Tree Preservation policy- they agreed to conform to any future tree preservation ordinance enacted by the City, and it would supersede this zoning submission. 2. Irrigation and guarantees: homebuilders usually irrigate and landscape. 3 Compaction: efforts will be made to preserve the drip lines of the trees for the developer and the builder. He encouraged the City to require this to be watched by building inspection, even after the developer is gone. 4 Preservation of the forest: 75 of the 80 acres is planned for preservation. Over 90 acres would be preserved with the floodplain and City purchase of the additional land. 5 Price: the price for the land would be based on fair market value. The developer would be willing to dedicate additional land for increased participation in the bridge infrastructure. ISTEA funds might be available, etc. 6. Timing and Completion of the Bridge: this is a major incentive to bring the case forward, and allow phasing of the infrastructure. They are considering to be a PLANNING & ZONING COMMISSION June 23, 1994 PAGE 7 tradeoff for extending the trees. The minimum bridge section to be built will be 3 lanes. 7 Timeframe for Purchase: the length of time for the City's option to purchase could be lengthened. 8. Rerouting of Alma: a valid environmental planning concept, but too late in the development process. He suggested that the City and the developer work together to make a nice pedestrian access under the bridge such as Turtlecreek. 9. Density: again he apologized for the mathematical error; however, it remains the same as on the land use plan. 10. Dozing: He offered to discuss the drip line issue. 11. Price: Mr Rich stated that they have discussed with Mr. McCarty methodologies for setting the price for the property He added that the price would probably be set by a third party hired by the developer and the City He stated he did not know the value today, but had an idea it could be a range from $20,000 to $40,000 per acre. MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Fulk, the Commission voted 5 FOR and 0 OPPOSED to table the request until the regularly scheduled meeting on July 14, 1994 OTHER BUSINESS Chairman Garcia advised the audience that a workshop is set for next Wednesday for discussion of the tree preservation ordinance. Chairman Garcia suggested setting next Wednesday also as a workshop on the Suncreek proposal and the Commission agreed to add this item to that agenda. Mr. Keener stated that he had received a request from someone wanting to make a slide presentation regarding tree preservation. Chairman Garcia asked staff to review the presentation and, if appropriate, allow them 'h hour next Wednesday after Mr. Sawyer's presentation. E PLANNING & ZONING COMMISSION June 23, 1994 0 I PAGE 8 MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Biggs, the Commission voted 5 FOR and 0 OPPOSED to adjourn the June 23, 1994, meeting at, /9:30 p.m. These minutes approved this qday of , 1994. Jo Garcia, hairman Kefikth Ful;c,�ssretary C--11'tf fe-) Vice &