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HomeMy WebLinkAboutP&Z Minutes 2011-12-05 Special PLANNING & ZONING COMMISSION SPECIAL MEETING 1. The special meeting was called to order at 7:29pm with the following people in attendance: Vice Chairman Mark McLean Commissioner Hassan Moghaddam Commissioner David O’Farrell Commissioner Jim Nye Commissioner Mark Tibbitts Mona Miller, Planner Morad Kabiri, Director of CDD Frank Manigold, Dep. Director of CDD Aubrey Harbin, Development Specialist Arnold Polanco, City Attorney City Council 2. Discussion with City Council regarding Single Family Residential – Estate zoning Kabiri explained that the SFR-E zoning discussion has been ongoing for about three years. He explained that the City hosted a Town Hall meeting to receive input from property owners and that P&Z is presenting the topic again tonight to get direction from the current City Council. He explained that two property owners applied for the SFRR-E zone change and the zone changes were granted; there are currently 17 applications pending. There was much discussion about property rights of the citizens and proactive zoning versus allowing property owners to apply for the zone change to SFR-E. There was some concern raised that the City would like to protect citizens’ quality of life by limiting the subdivision of large lots into several smaller lots. Regarding proactive zoning, it was mentioned that either 80 or 100 percent of the homeowners in a subdivision would have to agree on the zone change before City Council might consider proactively changing the zoning. There was also a suggestion that people in neighborhoods can form HOAs to restrict the subdivision of land and that the City would not be involved in that process. One concern of the Council and P&Z is the issue of reaching a population of 50,000 people. Once that number is reached, the State will require the City to take on more responsibilities such as maintenance of street lights along the FM roads, creation of a health MINUTES OF A SPECIAL MEETING & REGULAR MEETING HELD MONDAY, DECEMBER 5, 2011 AT 7PM CITY HALL COUNCIL CHAMBERS 910 S. FRIENDSWOOD DRIVE FRIENDSWOOD, TEXAS 2 December 5, 2011 P&Z Meeting district and a housing authority. A point was made that if the City does reach this number, the cost for the required services will be shared by all citizens. Many agreed that each subdivision is unique and one size does not fit all. It was determined that the Planning and Zoning Commission will move forward with hosting Town Hall meetings with the property owners in various affected areas to inform the property owners of the options to change the zoning of their land and to obtain input from them. P&Z will report back to Council at a later date on this issue. 3. The special meeting adjourned at 8:15pm. REGULAR MEETING (2nd floor conference room immediately following special meeting) 1. The regular meeting was called to order at 8:19pm with the following people in attendance: Vice Chairman Mark McLean Commissioner Hassan Moghaddam Commissioner David O’Farrell Commissioner Jim Nye Commissioner Mark Tibbitts Mona Miller, Planner Frank Manigold, Dep. Director of CDD Aubrey Harbin, Development Specialist 2. Communication from the public/committee liaisons (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 be placed on a later regular Commission agenda for discussion and/or possible action.) Penny Burke, Friendswood, stated that she feels it should be the City’s obligation to ensure that developers are building cost effective subdivisions and that the burden for people to live on estate type lots gets passed on to the citizens. 3. Consent Agenda: A. Approval of minutes for the: 1) November 17, 2011 regular and special meeting Motion to approve: Moghaddam Second: Nye Vote: 5 to 0 (unanimous) Minutes Approved 4. Consideration and possible action regarding Single Family Residential – Estate zoning No action taken. O’Farrell stated that segmentation of lots increases value and that no person who fully understands the SFR-E ordinance would voluntarily change to SFR-E zoning. He stated that he is concerned with the Commission spending so much time on something that does not have legs. 3 December 5, 2011 P&Z Meeting Moghaddam stated that he is concerned with proactive zoning. He stated that if property owners want to change their zoning voluntarily then let them. He stated that property owners purchased property zoned SFR and asked why the City would change that. Tibbitts stated that he does not feel that you can put an absolute value on the land whether it is subdivided or not; the market will determine the value. He also stated that he feels the City owes it to individual property owners who have a zone change application pending to make a conclusion. He stated that if it is a dead issue, then the City needs to move on and start dealing with the tax increase and other responsibilities that will come with the population breaking the 50,000 threshold. Nye stated that non-monetary values such as distance, wildlife, theme and flavor are things that we cannot reduce to dollars. He stated that he feels the issue should be considered neighborhood by neighborhood. McLean stated that this is a good learning process for the Commission and for staff. He explained that long range planning should be done in the interest of the City and allowing property owners to apply for zone changes individually is not good. He stated that the end decision may be to do nothing. Miller explained that the Future Land Use Map is used as a guide to make zone change decisions. She stated that SFR-E zoning is currently on the Future Land Use Map and that it is not a new zoning district. Nye stated that zoning was introduced in 1983 and zoning was imposed on property owners then. He stated that zoning was enacted to preserve the City and asked why it was okay to enforce zoning then and not now. He also stated that there is a process to enforce and change zoning. O’Farrell stated that there are no examples in Friendswood where segmentation did not increase the value of land. He stated that he does not want to see a homeowner hurt themselves and wants property owners to be informed. He stated that the City is not going to be able to avoid the 50,000 population threshold. Moghaddam stated that controlling population with the SFR-E zoning is not possible. He stated that is only 4-5 neighborhoods and that the City should leave the decision to change the zoning to the individual property owners. Tibbitts stated that holding Town Hall meetings is fair to inform property owners. Nye asked if the 50,000 population threshold is a number that is changed frequently or if it has been this number for a long time. Manigold stated that it has been at 50,000 for at least 20 years. Tibbitts stated that the Commission will move forward with sending out informational letters to homeowners and invite them to attend town hall meetings. 4 December 5, 2011 P&Z Meeting Miller stated that zoning issues always make people question property rights. She also stated that SFR-E is currently in the Zoning Ordinance and has been for years. She added that property owners look to the City to protect them from neighbors subdividing lots. No action taken at this time. The SFR-E Subcommittee will move forward with scheduling Town Hall meetings with property owners in various areas of potential SFR-E lots. 5. Consideration and possible action regarding future Planning and Zoning Commission meeting dates Miller informed the Commission that the next regular meeting is Thursday, December 15, 2011 at 7pm, and after that the next meeting will be January 5, 2012. 6. Communications from the Commission O’Farrell thanked the SFR-E Subcommittee members and stated that it is a benefit to Council to have questions answered. Tibbitts stated that there is a proposed 12,000 gallon liquid propane tank that FISD is installing next to the tennis courts near the old junior high. He stated that he has concerns with the location of the tank and has a meeting with Trish Hanks on Friday. 7. Reports A. Council Liaison - None B. Staff - None 8. The regular meeting adjourned at 9:21pm. These minutes respectfully submitted by: Aubrey Harbin Aubrey Harbin Development Specialist/P&Z Secretary