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HomeMy WebLinkAboutP&Z Minutes 2015-05-07 Regular PLANNING & ZONING COMMISSION . Regular Meeting 1. The Regular Meeting was called to order at 7:03pm with the following people in attendance: Chairman Mark McLean Vice Chairman David O’Farrell Commissioner Arthur Triplette Commissioner Sally Branson Commissioner Craig Lovell Commissioner Rich Borghese Aubrey Harbin, City Planner Arnold Polanco, City Attorney Becky Summers, Dev. Coordinator Nick Haby, PIO/Planning Manager Absent: Nye 2. Communication from the public/committee liaisons (To comply with the 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.) Gary Caye, Friendswood resident, former banker, said he was concerned that the Developer’s core business is government funded housing. He asked the City to consider whether they want to partner with them long term and to do their due diligence while considering the proposed development. 3. Consent Agenda A. Approval of the minutes for the meeting held: 1) April 2, 2015 B. One-time, six-month extensions for the following preliminary plats: 1) Sierra at West Ranch Section Three 2) Austin Chase at West Ranch Section Two 3) West Ranch School Site MINUTES OF A REGULAR MEETING HELD THURSDAY, MAY 7, 2015 AT 7:00 PM CITY HALL COUNCIL CHAMBERS 910 S. FRIENDSWOOD DRIVE FRIENDSWOOD, TEXAS 2 May 7, 2015 P & Z Meeting Motion to approve: Triplette Second: Lovell Vote: 6/0 Unanimous Motion carried 4. Consideration and possible action regarding a site plan for Tannos Development to be located at 810 S. Friendswood Drive Motion to approve: O’Farrell Second: Triplette Vote: 6/0 Unanimous Motion passed Harbin explained this would be a new, one story building next to Sonic. The downtown amenities would include the brick paved sidewalk, two lights, two benches and building fenestration for the Downtown District. Borghese asked where the name came from. Blair, the architect, said Tannos is the property owner’s last name. O’Farrell said he remembered the original building to be two-story with lofts upstairs. Blair said the original was two-story with offices upstairs, no residential. He said they could not fit a two story building with required parking and landscaping on their lot, though. Commissioner Branson remarked the site looks to be an asset to Downtown. Triplette asked what kind of businesses are being proposed. Blair said the building is fully leased including the owner’s office, a fitness center and a hair salon. 5. Consideration and possible action regarding a zone classification change request at 3801 FM 528 (also known as the Whitcomb Property), a tract of land containing 135.778 acres out of the Sarah McKissick Survey, Harris County, to change from Planned Unit Development (Ordinance No. 2004-13 and Ordinance No. 2005-34) to Planned Unit Development(new) Haby explained this is a 135 acre tract that was recently considered. The applicant had made some changes to the PUD and a new JPH was required. He said some of the significant changes included Parcel F (the multi-family area) would only be allowed to decrease by 25% and only commercial uses can take up that percentage. The number of apartment units had decreased from 600 to allow a range of 300-600 requiring a Specific Use Permit at a later date. Chris Alston, pastor, said CCCC was currently under contract with Wells Fargo Bank to purchase the land. He said the church has compiled a massive consulting team to work towards what the City wants. Commissioner Lovell asked how the open spaces would be designated. Paul/Tellus said the park space is contiguous. He stated the City would need to determine what is needed in easements, etc., if any, at a later date. Greg Penner, CCCC architect, stated the Open Space/Park plan is conceptual and more detailed plans will be before P&Z at a later date. 3 May 7, 2015 P & Z Meeting Borghese asked about New Quest Properties and their involvement. Heather Nguyen, New Quest, said they were approached by NRP to be the commercial side of the project. She stated New Quest had 38 brokers, 4 architects and in-house Construction Management. She said there was an upcoming conference in Las Vegas in which New Quest hopes to find some anchor tenants, provided the development was approved. She explained New Quest would purchase the land from NRP. O’Farrell commented that other churches were showing concern with a new, large church moving to the area. Pastor Alston stated CCCC had good relationships with the area churches. He said he reached out to Pastor Ron at Calvary Chapel and has spoken with him several times. Branson asked if there were any details on the commercial side or if it was too early. Ms. Nguyen said New Quest had not gone to market yet but had several users they would like to pursue. She said a grocer and possibly a fitness studio could be good next to multi- family. Triplette asked if NRP had been avoiding the Houston area. Mark Jensen stated they have been utilizing their manpower mainly in Central Texas. He said they have different departments for different types of housing projects; low income, public/private and high end. He stated they are currently working in the Spring area. Triplette and Lovell asked about the meaning of “leasing”, “stabilized” and “luxury.” Mark said “leasing” meant that a portion of the complex had been completed and was currently leasing to tenants. He explained “stabilized” meant the complex was 90-95% full. He said “luxury” described the overall quality and included finishes, granite countertops, 42” cabinetry, stainless appliance packages, higher end lighting packages and amenities. Lovell said 600 units exceeded NRP’s experience base. Mr. Jensen explained not all NRP projects are on the website or handouts. He said they have plenty of experience with large complexes, including walkable communities. Borghese said at Monday’s JPH there was a comment made that multi-family is a drain on City resources and asked the applicant to explain what that citizen may have meant. Jensen said he would argue that multi-family is more economical in regards to infrastructure and not a drain. He said due to a smaller footprint, there are less roads and utility lines making it a greener way to develop. O’Farrell asked why they thought Friendswood could sustain and attract 600 units worth of residents. Jensen stated they are not proposing to build all 600 at one time and maybe not 600 at all. He said their largest one phase development is in Austin at 388 units. He said NRP would most likely start with phase one of roughly 300 units with the option to build a second phase. Pastor Alston said the development would hopefully attract not only Friendswood residents but some of the surrounding 250,000 residents from other cities. Heather Nguyen stated New Quest was comfortable in partnering with NRP because the residential component will help bring the retailers. She stated it will come in phases starting with the church bringing the people and traffic to support the retail. After that, the multi- family will come and bring more traffic for retailers. She stated people like Friendswood but not everyone wants a house. 4 May 7, 2015 P & Z Meeting O’Farrell asked Mark Jensen why pick 600 units to build. Jensen stated 600 units was the number in the original PUD and due to the large quantity of land, NRP felt it might be feasible. He said they would like to start with about 300 units. O’Farrell mentioned the decrease in land mass due to the expanding flood zones and said the commercial area was decreased on the plans but not the residential area and asked if that was fair to the City. Jensen said there was a reason the original PUD was not built and stated the market was not there. Jared Kinchen/NRP said fair and doable are two different things. He stated NRP brought in New Quest and the input from retailers was that they wanted the FM 528 frontage. Jared explained there is limited frontage. Paul/Tellus said the original plan was grandiose. He stated the newly proposed PUD included needing an SUP for apartments which would put the decision with P&Z and City Council whether to approve 600 units or zero units. O’Farrell stated that Baybrook Mall is undergoing unprecedented growth right now and asked how that could impact the project. Ms. Nguyen said the retailers will go to the mall and neighborhood shopping centers would be the best fit for this location. She stated 12 acres for retail would be a fair estimate. Triplette asked NRP when they anticipate reaching stabilization. Mark said ideally within 7-8 years with 3-4 years for the church, commercial areas upfront and the first phase of apartments. Heather Nguyen said about 1 year for anchor tenants. Ms. Nguyen said New Quest is also attracted by NRP installing the infrastructure. She stated restaurants do better located closer to churches, especially on Sundays. McLean asked if the Deed Restrictions that were drafted were voluntary. He also asked if the Police Department had any traffic concerns. Harbin said the Police Dept. reviewed only the first submittal since there were no site plan changes. Their only comment was the lack of signal at the mid-entrance. A Traffic Impact Analysis would be required along with TXDOT approval. McLean asked if the CEDC had issued any concerns, comments, etc. Harbin said no information had been received from the CEDC. McLean asked if the parkland would be open to the public to which Pastor Alston said yes, it would. McLean commented there was an SUP requirement for the apartments as well as for any retailers over 75,000 square feet to give City Council a vote should a big box retailer be interested. McLean asked if NRP would be open to building townhomes as part of the 600 units. Mark Jensen said they would not be opposed to researching other product types. McLean asked the City Attorney about needing to amend the PUD to allow for townhomes. Arnold Polanco said a recommendation could be made to City Council with proposed changes; they would just need to do some housekeeping prior to the first reading. A ten minute break was called for at 9:05pm reconvening at 9:16pm. 5 May 7, 2015 P & Z Meeting O’Farrell made a motion to disapprove which was reworded, per McLean’s suggestion, to be in the affirmative. Borghese thanked the applicants for all their hard work. McLean said he explained his reasons for his vote last time and felt the applicant had addressed his concerns. He stated the SUP requirement was a huge leap of faith on their behalf. He said he felt the developer should be able to amend the old plans. Motion to approve: O’Farrell Second: Branson Vote: 1 McLean / 5 Motion failed 6. Consideration and possible action regarding future Planning and Zoning Commission meeting dates Harbin said the next regular meeting would be held May 21st. There is a possible JPH on June 1st for the expansion of the Bergamos Spa. She said the Bus Tour dates previously discussed did not work for the majority and she would research additional dates. 7. Communication from the Commission None 8. Reports A. Council Liaison – Jim Hill (standing in for Steve Rockey) said it was good to be back at a P&Z meeting B. Staff – Harbin said the April DRC report was emailed out 9. The Regular Meeting of the Planning and Zoning Commission adjourned at 9:24pm. These minutes respectfully submitted by: Becky Summers Becky Summers Development Coordinator / P&Z Secretary