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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1995 - 12/14 - RegularALLEN PLANNING & ZONING COMMISSION �; 3 REGULAR MEETING I DECEMBER 14,1995 ATTENDANCE: Commission Members Present Ken Falk, Chairman Noel Crume, Vice -Chairman Jeff Kelley Harold Biggs Ross Obermeyer Susan Bartlemay Bruce Heller Commission Members Absent: None City Staff Present Bill Petty, Director of Community Development Tom Keener, Development Coordinator George Conner, Director of Public Works Sally Leeper, Administrative Assistant Jon McCarty, City Manager Rhoda Savage, Director of Parks and Recreation Tim Dentler, Park Superintendent CALL TO ORDER AND ANNOUNCE A OUORUM: With a quormn of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Chairman Fulk at the Allen Municipal Annex, One Butler Circle, Allen, Texas. Approve Minutes November 9.1995 (Agenda Item II) Chairman Folk read the agenda item into the record as follows: "Approve minutes of November 9, 1995, Regular Meeting." MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Obermeyer, the Commission voted 7 FOR and 0 OPPOSED to approve the minutes of November 9, 1995. I PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 2 Approve Minutes November 30. 1995 (Agenda Item III) Chairman Fulk read the agenda item into the record as follows: "Approve minutes of November 30, 1995, Regular Meeting." MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Bartlemay, the Commission voted 7 FOR and 0 OPPOSED to approve the minutes of November 30, 1995. Public Hearing Allen Heights Shopping Center (Agenda Item IV) Chairman Fulk read the agenda item into the record as follows: "Public Hearing - Consider a request by Transpacific Interests, Ltd., represented by Mr. Vince Boldin, for a Specific Use Permit, with site plan approval, to allow a service station at the Allen Heights Shopping Center Addition, located at the northwest comer of Allen Heights Drive and Main Street, City of Allen, Collin County, Texas " Mr. Tom Keener presented the request to the Commission. He stated that the proposal is for a convenience store with gasoline sales. The use of gasoline sales requires a Specific Use Permit. Staff has two objections regarding the design of the facility Proper ingress and egress to Allen Heights and F.M. 2170 should be maintained. The submission was forwarded to the City's Traffic Consultant, Mr. John Friebele, Hunter and Associates, for review He provided the following recommendations: 40' curb cut on F.M. 2170 should be reduced. Access to the convenience store should be located to the north end of the site rather than adjacent to F.M. 2170. Chairman Fulk questioned the size of the curb cut after being reduced. Mr. Keener advised the recommendation is to reduce the curb cut to 30 feet. This is a standard size for a curb cut. Chairman Fulk questioned whether this would align with the parking stalls. It was noted that Mr. Friebele did not make a recommendation regarding the curb cut on Allen Heights Drive. Mr. Keener added that sufficient parking spaces are provided and landscaping is sufficient. Mr. Vince Boldin, representing Transpacific, owner of the property, and Mr. and Mrs. Abraham Waley, proponent, 4012 Wendy Crest, Carrollton, Texas, explained the landscaping plan. PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 3 Public Hearing Allen Heights Shopping Center (Cont 1 (Agenda Item IV) Chairman Falk opened the public hearing. Mr. Vince Boldin discussed the problems of the site regarding access by tanker trucks if the driveway entrance is moved to the north. He added that he feels that this is an appropriate use as Main Street is being widened. He added that it will reflect significantly on the tax base for the City Chairman Folk read into the record a letter received from Laurie Fairchild, along with a petitioner signed by 14 property owners on Clearwood Court. It is attached hereto and made a part hereof. The letter and petition was opposed to the use of a service station on this property Mr. Mike Rippe, 1208 Clearwood Court, stated that his neighborhood is strongly opposed to the issuance of the Special Use Permit. They are concerned regarding safety, the neighborhood children, traffic, and the child care facility located in the shopping center. He questioned the reasons for issuing Specific Use Permits and the process involved. Mr. Bill Petty clarified that the request is for a Specific Use Permit rather than a Special Use Permit. He stated that this intersection is the location of two future 6 -lane thoroughfares, and is intended to be a very busy corner. The convenience store is allowed by right through zoning in this location. The Specific Use Permit allows the Commission to make recommendations regarding specific conditions on the request. A service station is allowed in this zoning with the Specific Use Permit, which allows for specific terms and conditions. These could include architectural commitments, landscaping requirements, ingress and egress design. However, the use itself is allowed in this zoning district. JoAnn Waley, 5222 Kelly Hill Drive, Arlington, Texas, spoke in favor of the request. She discussed issues regarding ingress and egress. She explained that the site plan before the Commission is not the final site plan; Texaco is providing the site plan in January She added that their site plan will conform to that approved by the Commission. She further suggested that the EPA requirements will ensure a safe environment. Mr. Rippe again spoke and discussed the problems with garbage in the existing shopping center. Chairman Fulk closed the public hearing. Mr. Keener stated that a recommendation regarding the width of the drive cut into the outparcel was not made by Mr. Friebele, only the curb cut on F.M. 2170. Mr. Petty indicated that if the site plan received in January by Texaco is going to be different from what is being seen by the Commission tonight, then this submission is premature. Only minor modifications would be allowed if this site plan is approved. C C 0 PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 4 Public Hearing Allen Heights Shopping Center (Cont.) (Agenda Item IV) Mr. Boldin advised that Texaco has seen this site plan and does not intend to present changes. They are working on the final site plan with construction drawings. Commissioner Heller suggested a need for elevations, building materials, etc. Commissioner Bartlemay discussed the specific needs regarding parking spaces necessary for the convenience store, and those needed for the shopping center. Commissioner Kelley discussed the possible need for a more detailed landscape plan, and the benefits of locating landscaping to the north end of the property He stated he agrees with staff regarding traffic issues. He suggested the request be tabled until a complete site plan is provided which would respond to the traffic issues. He requested that the site plan show a truck in the fueling position. He is concerned regarding handicap accessibility Commissioner Biggs stated that the use appears to be appropriate in this location. He has concerns regarding the Kids Choice playground and prefers to see the curb cut on F.M. 2170 at 30 feet. Commissioner Heller stated that the use appears to be compatible to the area, but is not agreeable to the site plan regarding ingress and egress, especially on F.M. 2170. He has concerns regarding the parking requirements, and is not satisfied with the landscape and screening design. He requested that dumpster location be shown. Mr. Keener indicated that screening is not required between two commercial properties, but could be required through this process. Mr. Boldin addressed the issue of ingress and egress. Mr. Petty recommended that if the Commission desired, they could approve the use with the understanding that staff work with the proponent and the City's traffic engineer regarding the issues of ingress and egress. Specific issues identified by the Commissioners were Commissioner Crum suggested that staff work with the proponent regarding issues of ingress and egress, and the Commission should further consider issues of landscaping, parking, and screening. Commissioner Bartlemay was in agreement with Commissioner Crume. Commissioner Biggs agreed with the above statement by Commissioner Crume. PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 5 Public Hearing Allen Heights Shopping Center (Cont) (Agenda Item IV) • Commissioner Kelley agreed that staff should work with the proponent regarding ingress and egress, that certain revisions should be made to the parking spaces on the west side of this tract, and the curb cut on F.M. 2170 should be reduced. Commissioner Heller was not in favor of approving the site plan at this time. He prefers to see the final document after staff has worked with the proponent regarding ingress and egress. He requested to see revised landscaping, screening, and other items. • Chairman Falk stated that he feels the site plan is not complete regarding traffic concerns, and ingress and egress are a problem. The proposed use is appropriate. The landscaping should be better defined. He added that the structure must be masonry and suggested that they should be compatible to the materials of the existing center. He identified the following specific issues: 1) ingress and egress; 2) enhanced landscaping on the north of the property, not to be identified as a screening wall; 3) definition and description of landscaping; 4) parking space relocations; 5) design of tanker truck unloading; and 6) dumpster location. Mr. Petty suggested that staff set up a meeting between the traffic consultant and the proponent, request that he be in attendance at the next meeting. MOTION: Upon a motion by Commissioner Heller and a second by Commissioner Crume, the Commission voted 7 FOR and 0 OPPOSED to the table the request for Specific Use Permit with site plan approval. 0 PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 6 Public Hearing Watters Crossing III (Agenda Item V) Chairman Fulk read the agenda item into the record as follows: "Public Hearing - Consider a request by Joel Robuck, Bon Terre -B, Ltd., to amend the minimum house size on Tract 7 of Planned Development No. 26 to 1600 square feet with an average of 1800 square feet; this property being a 65.3 -acre tract of land known as Watters Crossing III Addition to the City of Allen, Collin County, Texas." Mr. Keener presented the request to the Commission. He stated that the request is to reduce the minimum house size from 2000 square feet to 1600 square feet minimum with an average of 1800 square feet. The request does not involved a change in density, but only the minimum house size. Mr. Joel Robuck, Bon Terre -B, 3816 Bryn Mawr, Dallas, TX 75225, discussed the development of Watters Crossing Phases I and II. He reviewed the changes in zoning that have been established in surrounding property The price range being developed at this time is $130,000 to $250.000. He stated that the zoning granted to Beacon Hill is 50% must be 1400 square feet and 50% must be 1600 square feet. In the northern portion of Suncreek the requirement is 1500 square feet. The minimum house size in Phases I and II is 1600 square feet. They are requesting this change in order to be competitive with the surrounding development. Chaitanan F ulk opened the public hearing. Sue Swanson, 410 Irvine Drive, stated that she was representing several of her neighbors and felt that the request would reduce the value of their property Jack Willis, 305 Cordova, stated that he has a concern regarding this request He stated he had moved to this area because of the established zoning and requested that the zoning remain as is Mike Chambers, 1001 Glendale, homeowner and President of the Homeowners Association, spoke in favor of the developer, but had questions regarding the process He has seen larger and larger homes being built, and does not understand the need for the request. Pamela Kerns, 1235 Irvine, suggested a partial rezoning; that is, only allowing smaller homes in a specific portion of Phase III Mr. Robuck provided a chart showing the minimum living areas in Waiters Crossing Phases I and II, in Suncreek, and in Beacon Hill. He stated that the reason for the request is to be able to serve the 10% of people that will want to live in Watters Crossing with a home smaller than 2000 square feet. He added that the two product lines being developed in Phases I and II will be continued in Phase III. There are approximately 12 homes existing in Phases I and lI between 1600 and 1800 square feet. He added that the deed restrictions are being proposed to allow a minimum house size of 1800 square feet. with an allowance for a 10% reduction on a case-by-case basis by the Architectural Control Committee. He indicated that he would agree to a reduction of something other than requested. The Commission discussed the possibility of allowing a reduction north of Bel Air, but leaving the area south of Bel Air at 2000 square feet. I E PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 7 Public Hearing Watters Crossing III (Cont.) (Agenda Item V) Keith Melkild, 514 Irvine Drive, spoke with concerns regarding the request. Mike Chambers expressed concerning regarding the possiblitiy of Bon Terre selling the development to another company Jack Willis indicated that the sales issue for a small number of purchasers is not sufficient reason to grant the request. Charmin Melkild, 514 Irvine, indicated that she did not feel there was a sales problem. She was also concerned about the possibility of another owner developing these lots. She feels that 1600 square feet is too low Chairman Falk closed the public hearing. The Commission discussed the request. Commissioner Bartlemay indicated that she is a homeowner in this subdivision, and after discussion with the builders, does not feel that there is a marketing need for the request. She stated she feels a fair comparison to Walters Crossing is Twin Creeks, rather than Suncreek and Beacon Hill, and suggested that the request be tabled to allow Mr. Robuck time to work with the homeowners regarding the proposal. Commission Obermeyer indicated that he is not in favor of the lower minimum and does not feel that the development is in competition with Suncreek or Beacon Hill. He stated that he would agree to a partial rezoning with a portion 2000 square feet and others 1800 square feet. Commissioner Crume questioned whether the home buyers in Phase III were advised of this request. He suggested that possibly 2% of homes north of Bel Air be allowed a minimum of 1800 square feet. This is based on current data in Phases I and IL This would include a requirement that the 1800 square foot homes not be placed next door to any existing homes in Phase III. Commissioner Biggs indicated that he does not feel that 1600 is compatible in this development. Commissioner Kelley agreed with Commissioner Crume's analysis. Commissioner Heller expressed concern regarding a reduction of the requirements during the final stages of development. Chairman Fulk discussed the process of notification regarding the public hearing. He also discussed the fact that Alma Drive becomes a natural dividing line between Phase II and Phase III All of the Commissioners expressed gratitude to Mr. Robuck regarding his efforts for the City of Allen, and the quality of the development. Mr. Robuck requested to withdraw the request and leave the zoning as it is. No action was taken on this agenda item since the proponent withdrew his request. PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 8 Public Hearing t r Hill (Hedgcoxe and Custer) (Agenda Item VD Chairman Fulk read the agenda item into the record as follows: "Public Hearing - Consider a request by Gaylord Properties, Inc., represented by Pat Atkins, Tipton Engineering, to zone 106 acres out of the John Huffman Survey, Abstract No. 416, City of Allen, Collin County, Texas, as a Planned Development with single family uses; further described as being located at the northeast comer of Hedgcoxe Road and Custer Road." Mr Keener presented the request to the Commission. The proposal exceeds the Comprehensive Plan allocation for this property by 159 units. The allowable density would be 346 units. A traffic study was reviewed. The street design will be considered at the time of preliminary platting. Mr. Keener discussed the existing and proposed alignment of Custer Road The concept of these two roadways and a necessary collector will need to be studied at the time of platting. Mr. Keener discussed the proposed open space design. The City of Plano has responded to this request with the following comments: 1) Old Custer be designed so as to allow for removal in the future. 2) A link is desired between this property and the hike and bike trails in Plano. i Mr Bill Petty added that there is an agreement with the City of Plano indicating that the property between the two alignments of Custer will eventually be annexed into Allen. The Texas Highway Department has indicated that the existing right-of-way will remain in place unless purchased by adjacent property owners and this is not likely to happen This section is presently maintained by the City of Plano, and will be maintained by the City of Allen when it is incorporated into Allen. Staff is recommending that a facilities agreement be required for future reconstruction of this portion of Custer to bring it up to standards (37 foot collector) Texas Highway Department is showing an alignment whereby the old Custer makes a T intersection with the new alignment. Mr. George Conner stated that the reconstruction of Custer is scheduled for 1/3 in 1997 and the remainder in 1998/1999 Mr. Petty stated that Plano's concerns regarding the existing road base of Custer would be an engineering concern. Their concern regarding the hike and bike trail has been addressed by the proponent, who has proposed to incorporate this design He discussed the Comprehensive Plan tables and the changes that have taken place since the Plan was adopted, especially in the City of Plano. The eastern border of this property is the existing junk yard rather than the McDermott ranch The City's water tower site is at the north property line Mr. Pat Atkins, Tipton Engineering, representing Gaylord Properties, owner, and Mr. John Baker, potential purchaser, discussed the specific difficult conditions of this tract of land; realignment of Custer Road, improvements to existing Custer Road, the junk yard property to the east, the fact that the only trees are on the southern end and will be included in the open space. A homeowner's association will be established to provide for maintenance of the open space and any screening along Custer and Hedgcoxe. He advised that the density being requested is 4.75 units per acre. He discussed the house size percentages proposed: 1200 20%; 1400 40%, and 1500 40% He stated that the development is designed for young couples and empty nesters with small yard sizes. He added that fanstar and PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 9 Public Hearing Custer Hills (Hedgcoxe and ester) (Cont) (Agenda Item VI) Highland Homes are the intended builders, the same in the first phases along McDermott. Mr. Atkins discussed the adjacent zoning in the City of Plano He added there will be no impact on the Allen Independent School District (AISD) as this property is in the Plano Independent School District (PISD). He added that the hike and bike trail will be linked to Plano's trail system, but they will need to work with them on this since the homeowner's association will be maintaining the system. Mr. Atkins further discussed the issue of density and reviewed the allocations in Neighborhood District 20 Commissioner Kelley questioned whether City staff considered higher densities warranted in this area and Mr Petty responded that staff is not making a recommendation on this request; However, he added that in 1985 3.2 units per acre was assigned to this district. This assumed that the lots would be getting larger to the west. Development in Plano, however, has become more dense than this. Another consideration would be the water tower location to the north and the junk yard to the east. Chairman Fulk opened the public hearing. With no one wishing to speak FOR or AGAINST the request, Chapman Fulk closed the public hearing. Mr. Atkins presented a preliminary concept plan for review in order to display the density proportions. The request is for 50' x 110' lots (5500 square feet minimums) and the average lot size would be approximately 6200 square feet. Commissioner Heller expressed concern regarding the minimum house sizes Commissioner Biggs indicated that this would be an appropriate house product and that there is a need for this product. Commissioner Bartlemay agreed with previous comments. Commissioner Cmme questioned the process of school district line changes and was advised that this property would never be in the AISD He questioned the annexation procedure and Mr Atkins stated that annexation has been requested concomitant with zoning. Chairman Falk questioned whether the PISD has been contacted regarding a potential school site and Mr. John Baker, 12890 Hillcrest, Dallas, stated that the PISD has sent him three letters regarding the possible sale of a 10 -acre site on the property He has elected to postpone this decision until he has completed the zoning request before the City Mr Atkins indicated that he is aware the property will still be responsible for park fees per the Park Ordinance. He stated the western boundary will be developed with the same screening wall as is being used to the north in Custer Hills. Chairman Fulk quested that the brackets shown on the zoning exhibit be removed so as not be confusing and appear to indicate specific curb cuts He discussed the requirement of a facilities agreement and Mr. Atkins indicated he assumed it would be for 'h of Old Custer and 'h of Hedgcoxe. A L PLANNING & ZONING COMMISSION DECEMBER 14, 1995 PAGE 10 Public Hearing Custer Hills (Hedgcoxe andCuster) (Cont.) (Azenda Item VI) Mr. Petty indicated that improvements will probably not be made at the time of subdivision development, and the funds will be escrowed for ih of the roadway to be reconstructed when new Custer is built. Chairman Fulk indicated he had a concern regarding the density difference between the proposal and the Comprehensive Plan. He discussed the fact that the statement in the Development Standards indicating that lots backing to the floodplain will not require alley service should be removed Mr Atkins agreed that a facilities agreement will be entered into per the City of Allen Subdivision requirements regarding existing Custer and for Hedgcoxe. Development standards note number 1 indicates right-of-way will be dedicated on Custer. This will be indicated only as "right-of-way dedication" since this roadway is located in the City of Plano. The screening along Custer and Hedgcoxe will be consistent with Phase 1 to the north. This will be defined during the platting process and will be a minimum of a 5 -foot easement. MOTION: Upon a motion by Commissioner Kelley and a second by Commissioner Biggs, the Commission voted 4 FOR and 3 OPPOSED to approve the request with the 5 -foot easement indicated along the western boundary and a facilities agreement be in place for Hedgcoxe Road and old Custer at the time of final platting Commissioners Fulk, Conte, and Heller voted against the request. MAJORITY FINDINGS. 1. This request meets a need in the City on the west side the same as exists on the east side. 2. The proposed product is an asset to the City 3. The request will not adversely affect the AISD 4 Although the request represents an increase in overall density on this property, there is sufficient density to develop the remaining property in this neighborhood district. 5. The guidelines of the Comprehensive Plan can be altered if necessary MINORITY FINDINGS. 1. The density is significantly higher than the Comprehensive Plan allows 2. Due to the increase in density at this site, adequate flexibility is not left for the remaining land in the neighborhood district 3. The density is too high. 4. The house size proposed in this development does not insure the same development in this subdivision as there is being developed to the north. 5. Satisfaction is not reached with the development standards. I C PLANNING & ZONING COMMISSION PAGE 11 DECEMBER 14, 1995 Final Plat City Corner Addition (Agenda Item VIII Chairman Fulk read the agenda item into the record as follows: "Final Plat - Consider a request for Final Plat approval for the City of Allen, for City Corner Addition, being 3.0023 acres out of the G W Ford Survey, Abstract No. 328, City of Allen, Collin County, Texas; further." Mr. Keener presented the request to the Commission. The plat includes right-of-way for Allen Heights and the 100 -year floodplain is noted. The Technical Review Committee (TRC) has reviewed and approved this final plat. Mr. Conner indicated that Allen Heights is under construction adjacent to this property at this time. MOTION: Upon a motion by Commissioner Heller and a second by Commissioner Obermeyer, the Commission voted 7 FOR and 0 OPPOSED to approve the request for final plat for City Comer Addition. Final Plat Century Retail Addition (Agenda Item VIII) Chairman Fulk read the agenda item into the record as follows: "Final Plat - Consider a request for Final Plat approval for the City of Allen and the Allen Economic Development Corporation, for Century Retail Addition, being 11.02 acres of land situated in the William Perrin Survey, Abstract No. 708, Collin County, Texas, and being a pan of Lot 2A of Allen City Complex Addition Revised, an addition to the City of Allen per plat recorded in Cabinet 1, Page 6878 of the Map Records of Collin County, Texas (MRCCT) and being a pan of Lot 1, Block 2 Millennium Business Park, an addition to the City of Allen per plat recorded in Cabinet 1, Page 494 MRCCT, further described as being located south of McDermott Drive, east of Central Expressway South, and west of Century Parkway " Mr Keener presented the request to the Commission. A deceleration lane which was recommended by the City's traffic engineer has been added to the proposed plat. The Technical Review Committee recommends approval of the request. Commissioner Heller noted that the landscape easement to the south on the Millennium Business Park Addition is not being continued through this property Commissioner Cmme added that it would be appropriate to continue this landscape easement through this property Mr Petry advised that the landscape easement shown on the Millennium Business Park Addition was a self -unposed easement and not a City requirement. MOTION. Upon a motion by Commissioner Biggs and a second by Commissioner Bartlemay, the Commission voted 6 FOR and 1 OPPOSED, being Commissioner Heller, to approve the request. PLANNING & ZONING COMMISSION PAGE 12 DECEMBER 14, 1995 Preliminary Plat Twin Creeks 4. 5. 6 (Agenda Item IX) Chairman Fulk read the agenda item into the record as follows: "Preliminary Plat - Consider request for Preliminary Plat approval for Twin Creeks Partners on Twin Creeks Phase 4, 5, & 6, being 187 99 acres out of the Catherine Parsons Survey, Abstract No. 711, City of Allen, Collin County, Texas; further described as being located south of Exchange Parkway and east of Alma Drive Mr. Petty presented the request to the Commission. He indicated that staff feels this submission has been made prematurely because there is a zoning issue that needs to be settled. The Technical Review Committee has not approved this request. He indicated that he is requesting that the Commission set the preliminary plat aside and consider a recommendation to the City Council regarding the zoning issue. This zoning issue is the location of the park. The Baptist Camp property is a potential park site for the City to obtain. He reviewed the Twin Creeks zoning document with regard to Tracts 26, 21A, and 25B, and the details of Option 1 and Option 2 for dedication of park land in this area. The 4.8 acres indicated in Tract 25B is a given site. Option 1 (Tract 26) was reserved in the event that the City acquired the Baptist Camp property (10 acres) for a connection. Option 2 included 4 8 acres from Tract 25B as an alternative site. Mr. Petty stated that there is a need to choose either Option 1 or Option 2. The proponents have elected to propose a third option which, in the option of City staff, was not a pan of the zoning document. Ms. Rhoda Savage, Director of Parks and Recreation, presented staffs recommendation for the park site. She indicated that Option 2 (shown as Option B on Exhibit CF. 1) is the City's choice. This allows for a continuous park site along Watters Creek which would coordinate better with the school site on the east side of the creek. She stated that the Baptist Camp property is not for sale. Further, Mr Petty indicated that vehicular access from Exchange will be difficult to design Mr. Brad Meyer, Carter and Burgess, explained that the developer disagrees with staffs interpretation of the zoning requirements They are proposing a a 6.5 -acre greenbelt system through the interior of the development which, in their interpretation, satisfies the 4.5 -acre requirement under Option 2 Mr. Petty indicated that the proponent's proposal does not meet the text of Page VII -3 of the zoning document in that the location is not consistent with the description and the attached drawings. In addition, he indicated that the 4.8 -acre site would not be accessible for maintenance without the additional park land being adjacent to it. Chairman Fulk suggested that a greenbelt being located in the interior of the development would not be an appropriate park site for the City; however, it would be a very nice marketing tool for the developer He feels it is important that the parkland be contiguous I Mr. Meyer indicated that the zoning requires a hike and bike trail on one side of the creek. Their plan would include a trial system through this greenbelt. It would also allow a creative land plan for breaking up the road system in the development. He added that the City will maintain ownership of the PLANNING & ZONING COMMISSION PAGE 13 DECEMBER 14, 1995 Preliminary Plat Twin Creeks 4 5 6 (Cont) (Agenda Item IXl floodplain. They are proposing to dedicate this greenbelt to the City, but would be maintaining the property themselves through the Homeowner's Association to ensure a higher level of maintenance. Commissioner Biggs suggested that the proposed dedication of the greenbelt would be available more to the homeowners in this area rather than to the citizens of Allen in general. Commissioner Heller questioned the reasons the developer would not want to provide the 4.5 acres in the area shown on the zoning exhibit, and Mr. Meyer indicated that the proponent's design would allow more homes to back to the greenbelt. Commissioner Kelley reviewed the original zoning and it is his opinion that the property shown on the exlubit represents the intent of the Commission and Council at that time. The greenbelt proposed by the developer would be a very nice enhancement to the development, but would not be an appropriate City park site. Mr. Brian Burchfiel, Project Manager of Twin Creeks, added that they are attempting to offer a park alternative to the typical soccer fields and baseball fields. Chairman Folk added that he did not feel that this park site was originally intended to be active with ball fields, but rather to be homogenous parkland along the greenbelt with access to the school site and the multi -family The requirement for vehicular access to parkland is included in the Park Dedication Ordinance which is referenced in the Subdivision Ordinance. Commissioner Crume discussed issues of maintenance of the City parks Mr. Conner discussed the zoning requirements for three bridges designed to access the hike and bike trail system on the east side of the creek were discussed. Commissioner Obenneyer indicated that the document appears to be clearly in support of Staff's opinion. Commissioner Kelley discussed the need to provide access to the park property and he would prefer to see the parallel streets which are referenced in the Linear Greenbelt Study and the Comprehensive Plan. This was addressed in Watters Crossing and cul-de-sacs were designed to accomplish this Commissioner Heller agreed that staffs opinion was the appropriate one. The consensus of the Commission (7 FOR) was that staff's interpretation that Option B should be contiguous to the 4.8 acre dedication was correct, and this should be forwarded to the City Council as a recommendation should the proponent elect to appeal this decision. MOTION Upon a motion by Commissioner Course and a second by Commissioner Heller, the Commission voted 7 FOR and 0 OPPOSED to table this agenda item. Mr. Conner requested the opportunity to discuss platting issues along the greenbelt He indicated that the Halff study recommended single loaded streets along the greenbelts In the Twin Creeks zoning document, Watters Creek is stated as being a major creek in the City which should be enhanced He discussed the fact that the City would like to reserve the option for a hike and bike trail on the west side of the creek. PLANNING & ZONING COMMISSION DECEMBER 14, 1995 Review of Zoning Ordinance PAGE 14 (Agenda Item X) Chairman Fulk stated that he will provide an updated memo listing items that need discussion by the Commission. OTHER BUSINESS. The Commission reviewed the tentative agenda for their next meeting. The consensus of the Commission was to schedule a workshop for December 19, 1995, at 7:00 p.m. in the Council Chambers for final review of the Zoning Ordinance document. ADJOURN: MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Heller, the Commission voted 7 FOR and 0 OPPOSED to adjourn the December 14, 1995, meeting at 12:47 a.m. These minutes approved this r day of , 1996. g -n --D i en Fulk, Chairman Jeffery Kelley, Secretary r� i I WILL FAIRCHILD ICbiaen Communtcati.ms 214 727-5259 1211 Clearwood Court Allen, Texas 75002 TO: Planning & Zoning Commission FROM: Lori Fairchild DATE: December 12, 1995 Our neighborhood is extremely concerned about the proposed service station in the Allen Heights Shopping Center. Our first concerns revolved around the quality of our neighborhood and the undesirable effect a gas station would have on the entry point But our discussions soon turned to the dangers of Having gasoline pumps, tankers, etc. so near an area that's heavily populated with young children. Several residents recalled incidents involving fires and explosions at gas pumps, and the large surrounding area that those tragedies affected. Regardless of the precautions taken by the owner of the station, the carelessness of others cannot always be prevented — a smoker lighting up too close to gasoline, or even the hurried driver who takes off with the nozzle still in the tank (this recently happened in Plano, resulting in a fire). We're surprised the city would even consider placing a gas station in this location. The children attending the Kids Choice day care center situated directly behind the proposed station will be adversely affected. Who would want that environment for their children? Then there's the traffic issue. Drivers constantly drive the wrong way on Allen Heights, either intentionally, taking a short cut to the next turn -around, or inadvertently. We see this on almost a daily basis. This dangerous problem will only get worse with a busy service station. That is but one of the many traffic complications it could bring. I TO: The Planning & Zoning Commission of the City of Allen FROM: Residents of Clearwood Court, Allen DATE: December 11, 1995 We are opposed to the Specific Use Permit being requested for the Allen Heights Shopping Center which would allow a service station at the southeast corner of the addition. This shopping center is not currently zoned for gasoline sales, and should not be, for several reasons. First and foremost, gasoline represents a health and safety concern in an area so near a day care center and a residential neighborhood. The selected corner already has traffic problems, which will worsen during the upcoming improvements to FM 2170, and would most certainly be exacerbated by traffic into and out of a service station. We are concerned not only about regular automobile traffic but also about the presence of large gasoline tankers. This is not the type of construction we wish to see in this attractive neighborhood shopping center. It is not a desirable use of this space and we respectfully request that the permit be denied. 7-00-2, 66 i u A C'I-tl C71'- �� 7Scnz 390-7 ti a0 C IP R rt')64 � 01 c.huel N- I�;ppe IZ6S Gleu•WOul-0 Alteo, TX 75002 '7Z-7-6'447 120 L'Q�riY.�cc�C CN-ou- 75—DD - 3qo I I I TO: The Planning & Zoning Commission of the City of Allen FROM: Residents of Clearwood Court, Allen DATE: December 11, 1995 We are opposed to the Specific Use Permit being requested for the Allen Heights Shopping Center which would allow a service station at the southeast corner of the addition. This shopping center is not currently zoned for gasoline sales, and should not be, for several reasons. First and foremost, gasoline represents a health and safety concern in an area so near a day care center and a residential neighborhood. The selected corner already has traffic problems, which will worsen during the upcoming improvements to FM 2170, and would most certainly be exacerbated by traffic into and out of a service station. We are concerned not only about regular automobile traffic but also about the presence of large gasoline tankers. This is not the type of construction we wish to see in this attractive neighborhood shopping center. It is not a desirable use of this space and we respectfully request that the perrq. t b d ' d iao � ice UQUQI�aoo Ckah.L-O-C4 39-1917 7a�-a�gs �ica-wcea� 771e�� i� t ��G� nZ 7 ��7 9�"78 syo—i6y" �e �k 7500, �O�'JJIAUIZ' � C�ecv rtioa-1 C� Like most Allen citizens, we are eager to see Allen's business base grow. We welcome and will patronize new tenants in our neighborhood shopping center. But we hope for Allen's growth to be controlled, thoughtful growth that places the welfare of the residents first. We are counting on you to be on our side. Please think about how you would feel if the neighborhood in question was your own. Unfortunately, this is a difficult time of year for many families to attend a city hearing such as the one scheduled this week. Everyone on our street has a company or school event to attend. We may not be present in person, but we hope our concerns will be given adequate attention and consideration. Thank you, Lori Fairchild 1211 Clearwood Court Allen