Loading...
HomeMy WebLinkAboutP&Z Minutes 2026-02-12 RegularCITY OF FRIENDSWOOD PLANNING AND ZONING COMMISSION THURSDAY, FEBRUARY 12, 2026 - 6:00 PM Minutes MINUTES OF A FRIENDSWOOD REGULAR MEETING HELD AT 910 S. FRIENDSWOOD DR., FRIENDSWOOD, TX 77546, COUNCIL CHAMBERS, CITY HALL STATE OF TEXAS CITY OF FRIENDSWOOD COUNTIES OF GALVESTON/HARRIS FEBRUARY 12, 2026 1.CALL TO ORDER MINUTES OF A REGULAR MEETING OF THE FRIENDSWOOD PLANNING AND ZONING COMMISSION THAT WAS HELD ON THURSDAY, FEBRUARY 12, 2026, AT 06:19 PM 910 S. FRIENDSWOOD DR., FRIENDSWOOD, TX 77546 CHAIRMAN TOM HINCKLEY COMMISSIONER TRAVIS MANN COMMISSIONER MARCUS RIVES COMMISSIONER BRIAN BOUNDS COUNCIL LIAISON JOE MATRANGA CITY ATTORNEY KAREN HORNER DIRECTOR OF CDD/PLANNER AUBREY HARBIN ASSISTANT PLANNER BECKY BENNETT COMMISSIONERS MARSHA CONRAD, WILLIE C ANDERSON, AND STACEY PHILLIPS WERE ABSENT FROM THE MEETING. 2.COMMUNICATIONS FROM THE PUBLIC In order to comply with provisions of the Open Meetings Act, the Commission may not deliberate on subjects discussed under this agenda item. However, the Commission may direct such subjects to be placed on a later regular Commission agenda for discussion and/or possible action. None. 3.CONSENT AGENDA These items are considered routine or ministerial in nature and will be enacted with one motion. There will be no separate discussion of items unless a commissioner so requests in which case the item would be removed from the consent agenda and considered separately. **Commissioner Marcus Rives moved to approve the consent agenda. Seconded by Commissioner Brian Bounds. The motion was approved unanimously. A. Consider approving the minutes of the Planning and Zoning Commission regular meeting held Thursday, January 22, 2026. B. Consider approval of Mcreaken Manor Replat No. 1 located at 401 W Edgewood Drive to create four commercial reserves. 4. ACTION ITEMS A. SITE PLAN: 3711 FM 528 - FRIENDSWOOD CITY CENTER Consider approval of the site plan for a retail shell building and gas station to be located at 3711 FM 528 located in Friendswood City Center. Director Harbin said the proposed site plan is for a commercial strip center in the Friendswood City Center development. She explained this tract is the only one that would allow a gas station canopy. Other notable items in the design of the Friendswood City Center tracts are side and rear entry access, master landscaping plans, and cohesive building facades. She said the site was compliant with the approved Planned Unit Development ordinance. Chairman Hinckley asked how much of the development's infrastructure had been installed. Harbin replied that the development is 70 percent complete and ready to begin on the front pad sites. She said a sewer line was being relocated from along FM 528 to inside the pad site parking areas. She also mentioned the development lift station must be installed before occupancy will be issued for any building. **Commissioner Marcus Rives moved to approve the site plan for a retail shell building and gas station to be located at 3711 FM 528 located in Friendswood City Center. Seconded by Commissioner Travis Mann. The motion was approved unanimously. B. SITE PLAN: 3715 FM 528 - FRIENDSWOOD CITY CENTER Consider approval of the site plan for a retail shell building to be located at 3715 FM 528 located in Friendswood City Center. Harbin said this is the second of four retail strip centers proposed along the frontage of the Friendswood City Center. She said this one is approximately 14,000 square feet and proposed 90+ parking spaces. **Commissioner Marcus Rives moved to approve the site plan for a retail shell building to be located at 3715 FM 528 located in Friendswood City Center. Seconded by Commissioner Travis Mann. The motion was approved unanimously. C. SITE PLAN: 3723 FM 528 - FRIENDSWOOD CITY CENTER Consider approval of the site plan for a retail shell building to be located at 3723 FM 528 located in Friendswood City Center. Harbin said the third of four strip centers along the frontage of the Friendswood City Center would be 16,000 square feet. She said this building is also proposed 90+ parking spaces plus the same cohesive architectural design. **Commissioner Marcus Rives moved to approve the site plan for a retail shell building to be located at 3723 FM 528 located in Friendswood City Center. Seconded by Commissioner Brian Bounds. The motion was approved unanimously. D. SITE PLAN: 3727 FM 528 - FRIENDSWOOD CITY CENTER Consider approval of the site plan for a retail shell building to be located at 3727 FM 528 located in Friendswood City Center. Harbin said the fourth of four buildings was similar to the ones already discussed. Commissioner Rives commented that he understands why no trees are being proposed within the pipeline easement but stated the developer should be able to plant bushes within the pipeline easement. He said the blank area on the corner of the main entrance into the development could be improved. Harbin said staff will discuss installing shrubs with the developer. **Commissioner Marcus Rives moved to approve the site plan for a retail shell building to be located at 3727 FM 528 located in Friendswood City Center. Seconded by Commissioner Travis Mann. The motion was approved unanimously. 5. DISCUSSION A. Discuss proposed changes to site plan and plat approval procedures which would require amendments to Appendix B "Subdivisions" Friendswood City Code, Appendix C "Zoning" Friendswood City Code, and the Design Criteria Manual (DCM). Harbin presented benchmarks of other city approval processes regarding site plans and plats. She said most cities approved plats through the commission and site plans at staff level. She explained that site plans are not governed by state law like plats are. She further explained that, historically, plats required commission approval by operation of law. She said recent legislation has allowed for staff approval of plats instead. Chairman Hinckley said he is torn on the issue. He said he is in favor of processes that save time for the applicant but was concerned the commission would be too far removed from the development process. Harbin said that having seven commissioners view plans is helpful, such as Commissioner Rives noticing the missing shrubs during tonight's meeting. Hinckley agreed that the commission brings a different perspective from staff and can be a fresh set of eyes. Commissioner Rives said he was weighing the pros and cons. Commissioner Bounds said he likes the oversight the commission brings. Council liaison Matranga agreed with the pros and cons, as well. He said Commissioner Mann made a valid point at the last meeting. Mann was concerned that if the commission no longer regularly reviews plats and site plans, they will not have the knowledge or experience to effectively consider exceptions and variances. They would become "rusty." Matranga also said meeting preparation takes a considerable amount of staff time for items that are essentially ministerial. Council liaison Hanks said she also agrees with many of the points. However, she would like to respect everyone's time, both staff and commissioners. 6. COMMUNICATIONS A. Receive an update on the Comprehensive Plan Update Project (A Resilient Communities Project (RCP) Grant from the General Land Office). Harbin said the CPAC Bus Tour was being well received and many had signed up. She said surveys had been sent out to local high school students soliciting feedback on the city. Harbin announced that Ardurra would be holding meetings with several stakeholders followed by staff from the Emergency Operations Center. B. Announcement of the next Planning and Zoning Commission regular meetings for (i) Thursday, February 26, 2026, and (ii) Thursday, March 12, 2026. Harbin said the March 12th meeting is scheduled during Spring Break and several commissioners would be out of town. She said there would not be a quorum available to hold a meeting. Bennett said she will also be out of town. C. Receive the January 2026 DRC Report and Business Report, invitation to the State of the City on Thursday, March 5, invitation to the Regional Roundtable in La Porte hosted by Texas Downtown and City of La Porte, Council Liaison updates concerning action taken by the City Council on Planning and Zoning related items, and Commissioner comments concerning items of community interest and/or requesting future agenda items. Harbin asked the commissioners to RSVP for two upcoming events: the state of the city address and a roundtable meeting in La Porte. Council liaison Matranga said that City Council denied the Clear Creek Village Planned Unit Development. He said the developer attempting to alleviate the city's and resident's concerns, but ultimately, the project was not a good fit. Matranga said Council does not generally like to vote opposite of the commission. Commissioner Mann said he took that to mean the system works. He said the commission looked at a project through a straw and proposed several changes to address resident concerns. Then, City Council looked at the project from a broader view and thought the changes were insufficient. 7. ADJOURNMENT This meeting was adjourned at 06:51 PM.