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HomeMy WebLinkAboutP&Z Minutes 2010-07-12 SpecialMINUTES OF A SPECIAL MEETING MONDAY, DULY 12, 2010 7:OOPM COUNCIL CHAMBERS CITY HALL 910 S. FRIENDSWOOD DRIVE FRIENDSWOOD, TEXAS JOINT PUBLIC HEARING 1. The Joint Public Hearing was called to order at 7pm with the following people in attendance: Vice Chairman Mark McLean Commissioner Mike Huss Commissioner Ruben Garcia Mona Miller, City Planner Aubrey Harbin, Development Specialist City Council Commissioner David O'Farrell Commissioner Hassan Moghaddam Bill Olson, City Attorney Morad Kabiri, Dir. of CDD Frank Manigold, Deputy Dir. of CDD 2. Receive comments from the public, both oral and written, regarding: A. Proposed amendment to PUD ordinance no. 2004-20 (West Ranch) to add additional acreage, increase maximum dwelling units to 1540, and add specific signage guidelines Keith Schoonover, Community Development Manager for West RaneWriendswood Development, stated that these are the first changes that the developer has requested for West Ranch in six years. He stated that they have acquired an additional 20.445 acres of land which they are requesting be added to their already approved Planned Unit Development. He stated that the only reason for the request in the number of homes from 1500 to 1540 is to match the Utility Services Agreement already in place between West Ranch and the City. Mr. Schoonover explained that the developer would like to place the West Ranch logo throughout the community and to do that, they would need to incorporate signage plans into the PUD. He stated that for signage, the developer is proposing to use high quality materials and increased heights from the current City sign ordinance. Skip Marlow, Friendswood, stated that he thought the City wanted to limit the population of Friendswood and questioned whether or not that is really being done. 1 Mayor Smith explained that the existing PUD already allows for 1500 homes in West Ranch and that adding 40 homes is well within the density regulations which also regulate the population. Kirby Wells, Friendswood, stated he also shares Skip's concern. He stated there are homes that are not selling and it does not make sense to keep building, especially with the NASA concerns and the economy. Councilmember Brown stated that this is a free market and she trusts that West Ranch is looking at these factors as well. She stated that she supports the West Ranch development because most of the homes are valued at $300,000 or greater which support themselves in the tax base. Mayor Smith stated that the City is paying attention to the economy and the NASA issue and that there is a check and balance system to help also. Emily Sutter, Friendswood, stated that her house has been on the market for four months and has only had four people look at her house. She stated that the average sales price of homes has gone down 18 percent and she is concerned about deflation. She stated that she is speaking for other neighbors as well and that she cannot read maps and does not understand the letters that were sent out, Mayor Smith explained that the developer is proposing to change the existing Planned Unit Development, He stated that the development is all single family homes and already allows 1500 homes, but they are asking for 40 more. Councilmember Hill stated that the additional 20+ acres they are requesting to incorporate into the PUD are within the development and that the developer is not requesting to expand the boundary of the development. He explained that Friendswood Development has worked with Friendswood 1SD to create new streets to the new junior high and that their proposals blend with density already in place in the City ordinances. Mayor Smith stated that sometimes it may look to the public like Council and the P&Z Commission have preconceived ideas about agenda items when in fact they just know more history on the property or project that the public may not know. He stated the there was a prior property owner of an out -tract within the West Ranch development who wanted to build 40 homes on his land, but now that Friendswood Development has purchased the land, the density will be lower. Mr. Kirk, Friendswood, stated that his son is looking to buy a home near West Ranch and that housing costs are a problem. Councilmember Brown stated that we cannot fix economic problems today and that 40 homes in this instance is not a big deal. She said we can only help for the future. 4 Councilmember Barr stated that Friendswood Development is not asking to build these homes now and that if it is not economically feasible, the developer would not build them. He stated that this is low density, long-term planning. Mayor Smith stated that the proposed zone change requires two readings by City Council and that a final decision would not be made tonight. He said that the Planning and Zoning Commission may make a recommendation tonight and City Council could act and make a first reading, but it would still require a second reading. Greg Smith, Friendswood, stated that he did not understand the notice that was mailed. He stated that he is -proud of his neighborhood. He said that he has seen the developers react to the market over time and that the residents will have to live with the development. He asked for clarification on what a cluster home development is and asked that the City make wise investments that will hold over time. Mayor Smith stated that there are two issues at hand — adding 40 additional home sites and additional acreage to the development and to allow for more relaxed signage restrictions. He stated that Cluster Homes allow for reduced lot sizes while providing additional open space within the development. Councilmember Hill stated that the smallest lots that will be allowed are already on the ground, but Keith Schoonover clarified that there is one additional section of garden homes on the south side, which is already approved as part of the PUD. Jorge asked how the amendment to the PUD could affect the school district and asked if the developer is changing the amount of open space or parks provided. Mayor Smith explained that the PUD amendments could affect the school district by adding kids to the school and Keith Schoonover clarified that there will be no changes in the open space which is currently 30 percent of the total acreage of the development. B. Proposed zone classification change for 2.174 acres located at 408 S. Friendswood Drive, from Downtown District (DD) to Downtown District — Specific Use Permit for a Farmers Market (DD-SUP) Tony Buzbec, Friendswood, said there have been many questions raised about using this particular property as a farmers market. He stated that the economic market is horrific right now and that it is going to get worse before it gets better. He stated that this is a temporary use for the property. Mr. Buzbee explained that the market manager would be Benette Rowley, a master gardner. He stated that it is not intended to bring outside people into Friendswood; he is not asking for any tax dollars; not looking to make money; it should be a place for local growers to sell produce; not a flea market; Buzbee Properties has demolished many unsightly buildings in the Downtown area; vendors will be screened; trees will not be cut down and the location was chosen because of the shade; low cost for vendors; previous use on this property was a dirt yard; temporary use of the property and there will not be an entry or exit onto FM 518. 3 Tracine Cody, Friendswood, stated that she lives across the street from this location and is concerned about parking and crime. She stated that there is a school across the street and she is concerned about traffic conflicts within school hours. She is in favor of the idea and building the community, but not in this location. Bobby Jones, Friendswood, stated that a farmers market would be wonderful. She stated that Mr. Buzbee loves Friendswood and would not make it unsightly. Faye Roberson, Friendswood, stated that she is in favor of a farmers market. Councilmember Brown stated that the initial hours of operation would be Sunday from noon to 4pm. She stated that she supports the concept, but has concerns with the quality of the facility. Council member Barr stated that the farmers market would only operate on the weekends and that having Rowley as a gatekeeper is good, but questioned what would happen if someone else took over. Richard Tyndle, Friendswood, stated that Friendswood needs a farmers market. He stated that would be the greatest asset Friendswood has had in a long time. 3. The 7PH adjourned at 7:50pm. REGULAR MEETING 1. The regular meeting was tailed to order with the following people in attendance: Vice Chairman Mark McLean Commissioner David O'Farrell Commissioner Mike Huss Commissioner Hassan Moghaddam Commissioner Ruben Garcia Mona Miller, City Planner Aubrey Harbin, Development Specialist Frank Manigold, Deputy Dir. of CDD 2. Communication from the public/committee liaisons (To comply with provisions of the Open Meetings Act, the Commission may not deliberate on subjects discussed tinder this agenda item. Rbivever, the Commission may direct such subjects be placed on a later regular Commission agenda for discussion and/or possible action) Mort Spencer, Friendswood, stated that she is in favor of the signage for West Ranch, She stated that it provides more of the ranch look for the community and beautifies the neighborhood. Diane Nemeeek, Friendswood, stated that signage is important. She also said that a master planned community makes everything unique within that community. She explained that she moved here from Florida where she lived in Blue Water Bay, which was a master planned community recognizable by signs and had a specific identity. Ms. Nemeeek also stated that Westover in League City gains recognition by using fountains and C! Nemecek also stated that Westover in League City gains recognition by using fountains and signs. She stated that additional signage would add to the identity of West Ranch and the concept of the master planned community. Tracine Cody, Friendswood, stated that she is opposed to the location of the proposed farmers market because it is a small residential area and asked that the Commission deny the application. Robert Hookstra, Friendswood, stated that West Ranch has no identity on FM 518 and that signage would draw more people to the neighborhood. He stated that people don't really know it is part of Friendswood. 3. Consent Agenda: A. Approval of minutes for the June 17, 2010 regular meeting Motion to Approve: Gibson Second: Moghaddam Vote: 5 to 0 (unanimous) Motion Carried 4. Consideration and possible action regarding proposed amendment to PUD ordinance no. 2004-20 (West Ranch) to add additional acreage, increase maximum dwelling units to 1540, and add specific signage guidelines Motion to approve the additional 40 dwelling units and additional acreage into the West Ranch PUD: Gibson Second: Moghaddam Vote: 6 to 0 (Unanimous) Motion Carried McLean clarified that the additional 20 acres is within the development area. Keith Schoonover, Friendswood Development, stated that the whole development is a Cluster Home'Development and that the Utility Services Agreement that is already in place with the City allows for 1540 homes and they just want the PUD to match those documents. Motion to approve signage portion of West Ranch PUD Amendment: Huss Second: Garcia Vote: 5 to 1 (Gibson opposed) Motion Carried There was discussion and concern about the number of signs and the proposed height of the monument signs and other residential areas asking for additional signage. Schoonover explained the locations and designs of the signs in detail. He explained that they are proposing trail heads/ranch gates at the entrances to the different sections and that the guidelines are very specific as to types of materials. He stated that the developer is committing to this plan and nothing else. Miller explained that currently, the towers, walls and monuments are allowed, but the developer cannot put the WR logo on them. She also stated that the reason they are allowed to propose alternate signage plans is because it is a PUD and a typical residential subdivision would not be able to negotiate signage unless it was in a PUD. 5 Moghaddam stated that the proposed signage is for the West Ranch PUD only. O'Farrell added that the signs are within the subdivision and are unique to West Ranch. Garcia also expressed some concern with signs blocking the views of some property owners and also signs for churches and schools. Schoonover explained that they are not blocking the view of any residents and that the church and school sites are not part of the PUD and would therefore be required to comply with the City's Sign Ordinance. 5. Consideration and possible action regarding proposed zone classification change for 2.1.74 acres located at 408 S. Friendswood Drive, from Downtown District (DD) to Downtown District — Specific Use Permit for a Farmers Market (DD-SUP) Motion to approve: Huss Second: Garcia Vote: 1 to 5 (Huss, Moghaddam, Gibson, Garcia opposed; O'Farrell for) Motion Failed Discussion included concerns that this is not the intent of the Downtown District. A suggestion was made to maybe write an ordinance governing farmers markets rather than using a SUP and possibly require a one or three year renewal. Commissioners expressed support for the concept, but that the plans were lacking. Concerns with the plans included the lack of a paved, stripped parking lot, access to the property, types of products that would be sold, signage, screening and tent and tables left out overnight. Some Commissioners stated that they have confidence in the current owner, but an SUP stays with the property, and there is concern about not knowing who may purchase the property in the future. 6. Consideration and possible action regarding the preliminary plat of West Ranch Restricted Reserve E, being 16.92 acres of land out of the John Dickinson Survey, Abstract 9, also being a resubdivision of a portion of Lots 129-136 and 148-149 and a portion of the 30' unimproved road north of Lots 129-132, of the Slone Subdivision as recorded in Volume 3, Page 61A (Vol. 254A, Pg. 6) G.C.M.R., Galveston County, Friendswood, Texas Motion to approve: Garcia Second: Moghaddam Vote: 6 to 0 (unanimous) Motion Carried 7. Consideration and possible action regarding future Planning and Zoning Commission meeting dates Motion to move Aug. 5 meeting to Aug. 2: Gibson Second: Moghaddam Vote: 6 to 0 (unanimous) Motion Carried Miller explained that the Commissioners will need to attend a Joint Public Hearing with City Council on Aug. 2. The other regular meeting for August will be on the 19'h. 8. Communications from the Commission 0 Huss stated that this is his last meeting and that it has been a pleasure working with everyone on the Commission. O'Farrell stated that he is glad that the Commission shares the vision for the Downtown District. 9. Reports a. Council Liaison — none present b. Staff— Miller stated that the June DRC info was emailed to the Commissioners 10. The regular meeting was adjourned at 9:15pm. minutes submitted by: t�3 �i ��f lit` AL V .A Aubrey Harbin,1(E�D j Development Specialist A