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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2002 - 03/28 - RegularALLEN PLANNING & ZONING COMMISSION MARCH 28, 2002 ATTENDANCE Commissioners Present: Gary Caplinger, Chairman Kenneth Harvey Gary Stocker Lauri Blake Darion Culbertson Commissioners Absent: Alan Grimes Robin Sedlacek City Staff Present: Marina Sukup, Director of Planning David A. Hoover, Assistant Director of Planning Pam Conway, Administrative Secretary Sally L. Leeper, Planner Dennis Abraham, Civil Engineer Don Horton, Director of Parks & Recreation Brian Bristow, Landscape Architect David Dodd, City Attorney's Office REGULAR AGENDA Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called to order at 7:00 p.m. by Chairman Caplinger, at the Allen City Hall Council Chambers, 305 Century Parkway, Allen, Texas. Update on Council Action Ms. Marina Sukup, Director of Planning & Development, updated the Commission on the Council action from their March 21, 2002 meeting. Y Sidewalk Plan for the Central Business District Y Rezoning Notification Alternatives Y Petefish Property Chairman Caplinger welcomed the new Commissioner, Darien Culberson CONSENT AGENDA 1. Approve Minutes of March 14, 2002 Regular Meeting 2. Final Plat - Consider a Final Plat for Waterford Crossing Phase II, being 82 residential lots on 24.050± acres in the J. W Parsons Survey, Abstract No. 705, and the Henry Brandenburg Survey, Abstract No. PLANNING & ZONING COMMISSION MARCH 28, 2002 PAGE 110, City of Allen, Collin County, Texas located south of Waterford Crossing Phase III, south of Ridgeview Drive, between Ahna Drive and Watters Creek. 3. Final Plat - Consider a Final Plat for Waterford Crossing Phase III, being 63 residential lots on 23.039± acres in the J. W Parsons Survey, Abstract No. 705, and the Henry Brandenburg Survey, Abstract No. 110, City of Allen, Collin County, Texas located south of Ridgeview Drive, between Alma Drive and Watters Creek. Motion: Upon a motion by Commissioner Harvey, and a second by Commissioner Blake, the Commission voted 5 I FAVOR and 0 OPPOSED to approve the Consent Agenda. The motion carried. REGULAR AGENDA 4. Public Hearing -Conduct a public hearing and consider an ordinance to grant Specific Use Permit No. 91 for mini -warehouse on 4.9234± acres located in the Peter Fisher Survey, Abstract No. 324, City of Allen, Collin County, Texas; located northeast of Main Street and Richardson Court. The applicant requested the item be tabled to the May 9, 2002 meeting. Chairman Caplinger Opened the Public Hearing. Motion: Upon a motion by Commissioner Harvey and a second by Commissioner Blake, the public hearing for Specific Use Permit No. 91 for mini -warehouse was continued and the item was tabled to the May 9, 2002 meeting. The motion was carried. 5. Public Hearing - Conduct a public hearing and consider an ordinance granting a change in zoning from PD -3 Planned Development District No. 3 to "LR" Local Retail on 4.587± acres in the William Perrin Survey, Abstract No. 708, 2.518± acres being Tract Al, Replat of Allen Business Centre, and 2.069± acres being Tract A211, Replat of Allen Business Centre Tract A2, City of Allen, Collin County, Texas; located at the northeast corner of Prestige Circle and Bethany Drive. Mr. David Hoover, Assistant Director of Planning, presented the request to the Commission. He stated that the property owners of both tracts have requested a zoning change from PD -3 for Light Industrial uses to LR -Local Retail. The change will encourage development in this area and provide desirable uses that are not currently allowed. Staff recommends approval of the request. Chairman Caplinger Opened the Public Hearing. With no one wishing to speak, the Public Hearing was closed. One letter of opposition was received from American Diversified Properties, Inc , and is attached to these minutes. Mr. David Johnson, representing the property owner for Lot 2, 7005 Davidson Street, #11, The Colony, stated that he represents the owners of Lot 2. They are prepared to meet all City requirements. Commissioner Blake asked Mr. Johnson if he knew of the opposition from American Diversified Properties, Inc. Mr. Johnson stated that in January he spoke with American Diversified and they indicated they would support the requested change. Until today, he was unaware of their opposition. Commissioner Blake questioned Mr. Johnson if indeed the adjacent property develops with a use that generated noise and truck traffic — would he be opposed to that type of development next to the day care PLANNING & ZONING COMMISSION MARCH 28, 2002 PAGE proposed for this property? Mr. Johnson stated that they are comfortable with that type of development and would not be opposed. Commissioner Blake stated that due to the location of this property and the configuration of Bethany Drive, she feels she can support this proposal as presented. Commissioner Harvey concurred. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Harvey, the Commission voted 5 I FAVOR and 0 OPPOSED to approve the request. The motion carried. 6. Proposed General Development Plan -Consider a proposed General Development Plan for Waterford Parks, Phase Two, being 193.2± acres of land situated in the Henry Brandenburg Survey, Abstract No. 110, City of Allen, Collin County, Texas; located east of and adjacent to Watters Creek, south of Stacy Road and north of Exchange Parkway Mr. Hoover stated that this request is different from the normal, as it is a proposed concept. There are only two issues to be addressed by the Commission at this time: single loaded versus double loaded streets, and location of a neighborhood park. Mr. Hoover explained that all park dedication requirements are fulfilled within the portion of the tract that is located in Planned Development 54. He also noted that only 3.5 acres would be required for the property located in Planned Development No. 77 He identified the location preferred by the Parks Department versus the location proposed by the Developer. Mr. Don Horton, Director of Parks and Recreation, presented his position on the proposal: he believes the streets should be single -loaded and that a 15 -acre park should be located on the southern end of the property rather than a 6.2 acre site adjacent to the elementary school site proposed by the developer. He stated that the purpose of providing neighborhood parks was to provide practice fields for the Allen sports Association. He noted that neighborhood park amenities would also be included in the 50 acre community park located on Bray Central to the north of this property. He asked the Commission to consider the fence row trees located within the property and presented a letter from Officer Tim Dorsey of the Allen Police Department (attached). Mr. Charles Nies, representing Twin Creeks, 813 Glen Rose Drive, indicated that Twin Creeks is working with Wynne Jackson on this project. He noted that the requirements of Planned development No. 54 required trail construction on the west side of Watters Branch, and that any trail on the east side would be constructed by the City. He further stated that both entities ( Wynne Jackson and Twin Creeks) had chosen to build single -loaded streets on the west side of the creek in anticipation of double -loading streets on the east side. He discussed locations of the school sites and his desire to place a park next to that site, in accordance with the 1998 Comprehensive Plan. Mr. Frank Murphy, Wynne Jackson, 600 No. Pearl Street, Dallas stated his belief that Bray Central Drive was designated as a collector rather than a minor arterial He noted that the existing sewer line had been located to allow double -loaded streets. Locating the park on the southern portion of the development would cause the residents in the northern section of the development to have a long walk to the park. He noted that the schedule for development of the community park to the north is uncertain. He stated his preference is to locate the park adjacent to the school and noted that they have more than met the requirements of the City, noting that a 15 -acre park would need to be purchased, whereas there would be no cost for the 6.25 acre park they have proposed. He expressed concern that development of ballfields would attract persons from outside the neighborhood, particularly at the location requested by the Parks PLANNING & ZONING COMMISSION MARCH 28, 2002 PAGE 4 Director, devaluing the park for the subdivision residents. He indicated that he smallest lots in the subdivision were 11,000 square feet and that those adjacent to the creek were significantly larger. Commissioner Stocker questioned Mr. Murphy about the choice of location for the common space. Mr. Murphy stated there is an existing tree line there. Commissioner Culbertson questioned the rationale for double -loaded streets on east side. Mr. Murphy stated that it is value he can get from lots and type of housing. Commissioner Blake questioned the location of the school site if the park was located elsewhere. Mr. Murphy stated that the school site could be moved — he stated that it would be difficult, however, to put houses in that area. Mr. Dennis Abraham presented pictures of flood and drainage problems. Ms. Sukup reminded the Commission that the only two issues to be considered are single loaded streets versus double loaded, and the location of the park and that not enough information had been presented to make any determinations on floodplain and trees tonight. The Commission should give the developer some direction so the applicant can prepare a formal General Development Plan that would include all the mformation. Commissioner Culbertson asked Mr. Horton if there would be a trail behind homes in a double loaded neighborhood. Mr. Horton said trails would be constructed and he feels that is not the most desirable situation. Commissioner Stocker stated his concerns about the floodplain, and the park and school next to a divided roadway (safety concerns). Commissioner Culbertson stated he would be in favor of single loaded streets, but was opposed to the IS acre park at the southern portion of the development. He is not as concerned with the park next to Bray Central Dr. and stated the park should remain next to the school. Commissioner Blake stated she doesn't feel the Commission has enough information to make a decision, there are water issues and tree row issues. She would like to have more information. She stated she would prefer single loaded streets, but would consider a mix. She noted that the plan as shown has too many double loaded streets. She was pleased with the letter regarding safety from the Police. She stated that she favors the 15 -acre park at the southern portion of the development. Commissioner Harvey stated that he would like to see how these issues (drainage, flood) are addressed before he makes any comments. Chairman Caplinger stated that he prefers single loaded streets. He also stated he would like to see some kind of park on the southern end of the development. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Culbertson, the Commission voted 3 FOR and 2 OPPOSED to require single -loaded streets. The motion carried. Commissioners Stocker and Harvey were opposed. Motion: Commissioner Blake made a motion to locate a substantial park site at the southern portion of the development With no second, the motion failed. AMERICAN DIVERSIFIED PROPERTIES, INC. 4849 Greenville Avenue, Suite 1690, Dallas, Texas 752064192 (214) 369-6300 / Fax (214) 369-6321 March 20, 2002 City of Allen Planning Department One Allen Civic Place Allen, Texas 75013 Re: Zoning Case Z 2/12/02-18 Allen Business Centre, Tract Al, Lot 1 & 2 and A2R American Diversified Properties, Inc. represents South Harbor Corporation, the owner of the Property adjacent to the subject rezoning on the north side. South Harbor Corporation objects to the rezoning request. The requested rezoning to LR -Local Retail, would allow uses that are incompatible with the current use of the South Harbor Corporation tract and the balance of the tracts on Prestige Circle. The current zoning on Prestige Circle of Light Industrial is intended for distribution, processing and manufacturing, these functions generate a certain amount of noise and truck traffic. LR -Local Retail allows uses such w day care facilities, playgrounds, schools, or teen clubs. Placing a day care facility on Prestige Circle would inhibit the development of light industrial uses, and the amount of large truck traffic would present a hazard m a day care facility We request that you deny the rezoning in Zoning Case Z 2/12/02-18 because of the health and safety issues that it would create. Sincerely, Dennis Sheridan President American Diversified Properties, Inc. Representative for South Harbor Corporation ■ , Cc: South Harbor Corporation LP 0 L -3I TO* DON HORTON DIRECTOR OF PARKS AND RECREATION FROM TIM DORSEY POLICE OFFICER DATE, MARCH 27, 2002 SUBJECT DESIGN OF GREENBELTS I am a police officer for the City of Allen I have 23 years of experience in law enforcement. More than 20 of those years have been in Allen. I am a certified Crime Prevention Specialist. I am also certified in Crime Prevention Through Environmental Design. As a regular part of my job I am involved in matters involving public safety It is my opinion that single loaded collector streets adjacent to our greenbelt areas offer a safer environment than double loaded collector streets. Police officers on patrol can see large open areas of trail without getting out of the police car. When searching for a lost child, this is crucial. Single loaded collector streets also offer easy access to emergency vehicles to render medical attention. There is evidence that supports that both crimes against persons as well as crimes against property will remain low when there is high visibility. It is also my opinion that city parks should be located away from four -lane divided roadways. The placement of city parks plays an important role in the safety of pedestrians and bicyclists in or near the parks. Based upon my experience with public safety in Allen, I have a strong opinion that our community is better served with single loaded collector streets adjacent to our greenbelts. We are also better served by locating our parks away from four -lane divided roadways. Tim Dorsey Crime Prevention Specialist THREE ALLEN CIVIC PLAZA ALLEN, TEXAS 75013 972 / 727-0200 • FAX. 972 / 727-7579 EMAIL: coa®d.dlm.Lcus PLANNING & ZONING COMMISSION MARCH 28, 2002 PAGE 5 Motion: Commissioner Culbertson made a motion to locate a park at the location shown on the proposed plan and no park at the southern portion of the development. With no second, the motion failed. Motion: Upon a motion by Commissioner Blake, and a second by Commissioner Culbertson, the Commission voted 4 I FAVOR and I OPPOSED to requeat a recommendation from the Parks Board once the flood plain information was provided. The motion carried. Commissioner Harvey was opposed. Other Business • Review Upcoming Agenda Items • Community meeting April 11, 2002 (Economic Development & Public Safety) • Committee Reports Adiourn Motion: Upon a motion by Commissioner Harvey, and a second by Commissioner Blake, the Commission voted 5 I FAVOR and 0 OPPOSED to Adjourn the March 28, 2002 meeting at 10:30 p.m. The motion carried. Z/�— inutes approved this day of/C�( 2002. plhairman i Conway d -- I