HomeMy WebLinkAboutP&Z Minutes 2016-03-07 Special PLANNING & ZONING COMMISSION
.
Joint Public Hearing
1. The Joint Public Hearing was called to order at 7:07pm with the following people in
attendance:
Chairman David O’Farrell Commissioner Craig Lovell
Commissioner Sally Branson Commissioner Rhonda Neel
Commissioner Tony Annan Commissioner Rich Borghese
Aubrey Harbin, City Planner Arnold Polanco, City Attorney
Becky Summers, Development Coordinator
2. Receive comments from the public, both oral and written, regarding:
a. Request to vacate a 20-foot drainage easement located at 906 Murphy Lane, A 20’
by 172.18’ tract of land (3443.6’ sq.) being part of a 20’ drainage easement to be
abandoned, located within Lot 1B of Matoesian Subdivision, a subdivision recorded in
Volume 18, Page 694 of the Map Records of Galveston County, Texas
Harbin explained the request was for an existing lot that was seeking abandonment of
their rear drainage easement. She said the Galveston County Consolidated Drainage
District (GCCDD) had issued a letter of No Objection to the City.
Leonard Kobeski, on Murphy Ln, said the rear drainage ditch had been blocked during
the recent new home construction and increased the water holding on his property.
Fernando Martinez, on Murphy Ln, stated he also has standing water since the
construction. He said he had tried to purchase that lot but was told by GCCDD the ditch
could not be relocated or removed. Martinez said he would not be opposed to the
property installing some other type of drainage instead of using the rear ditch, though.
b. Zone classification change request of 262.15 acres from Single Family Residential
(SFR) and Multi-Family Residential-Medium (MFR-M) to Planned Unit
Development (PUD) (Friendswood Trails) and 2.238 acres from Multi-Family
MINUTES OF A
SPECIAL & REGULAR MEETING
HELD MONDAY, MARCH 7, 2016
AT 7:00 PM
CITY HALL
COUNCIL CHAMBERS & 2ND FLOOR
CONFERENCE ROOM
910 S. FRIENDSWOOD DRIVE
FRIENDSWOOD, TEXAS
2
March 7, 2016 P & Z Meeting
Residential-Medium Density (MFR-M) to Neighborhood Commercial (NC),
property commonly known as the old Sunmeadow Golf Course, being nine tracts of land
situated in the William Henry Survey, A-84 & the Mary Sloan Survey, A-184 Galveston
County, Texas, and the R.A. Magee Survey, A-349 & the H. Stevens Survey, A-595,
Brazoria County, Texas
Harbin explained the zone change process and what a Planned Unit Development (PUD)
was. She stated the applicant could not change to PUD zoning without presenting a specific
plan for City Council consideration. She said a plan was approved in 2008 for a
development called the Trails at Friendswood along with preliminary and final plats but the
subdivision was never built. She explained the current zoning for the area consisted of
Single Family Residential (SFR) and Multi-Family Residential-Medium (MFR-M).
Harbin then outlined the proposed development saying Staff had reviewed the conceptual
plan for items such as density, phasing, drainage, layout, etc. She said the developer was
requesting to reduce the right-of-way width in an effort to save some large trees on the
property. Harbin explained the next step would be to plat the property which would require
Planning & Zoning Commission approval plus Galveston County Consolidated Drainage
District (GCCDD) approval. Harbin also stated the City had received a letter from
Denbury, who owns pipelines and wells in the area, saying Denbury did not oppose the
development.
Sel Thint/Everest Design Group, Harvey Dorian & Parke Patterson/developers said they
had a lot of conversations with the Sunmeadow Home Owners Association and City staff.
Patterson described the development as a mixed-use, being single family on the majority
while retaining the commercial property along FM 528. He said they were proposing 31%
remain open space including over 4 miles of trails promoting walkability. He said there
would not be any back to back fences with the existing neighborhood but a trail system as a
buffer instead.
Patterson stated Friendswood Trails would fall below the allowed density, encourage tree
retention and use local professionals such as Pro-Surv and Everest Design Group. He
explained the project would be completed in three phases over the course of 8-10 years.
Patterson stated they were not seeking a MUD or special taxing, would implement deed
restrictions and attempt to keep Home Owner Association fees as minimal as possible.
Patterson also announced the horseshoe area in the middle of the existing Sunmeadow
Subdivision would be left as green space and they would like to dedicate the land to
another entity for a future park. Commissioner Borghese asked if there was a guarantee that
area would be left as green space. Harbin answered the area would be designated as an
open space reserve during platting.
Councilman Rockey asked if the developer had contacted the school district. Mr. Patterson
answered they had not. Rockey said he needed input from the school district before he
would be willing to vote on the project.
Councilman Enochs said Council had been pushing really hard for 90’ lots. Patterson stated
this plan, even with smaller lots, would be less dense than if they developed the whole
property with 90’ lots. He said they took a cue from the West Ranch development which
has several lot sizes and price points.
3
March 7, 2016 P & Z Meeting
Councilman Hill said this sounded like the same sales pitch as West Ranch and at least
Friendswood Trails was not seeking a management district. He said Council had turned
away two builders recently for not meeting the minimum lot size requirement of 90’.
Councilman Scott said he also wanted 90’ lots saying the larger lots bring value to a
neighborhood.
Councilman Gustafson said he appreciated the developer not asking for a management
district and understood this was a difficult piece of property to make work. He said the
change from multi-family to 55’ lots would be an upgrade and that he would be open-
minded. Gustafson asked what price point the houses would be in. Patterson said the
smallest lots would start around $375,000.
Mayor Holland asked what size lots were in the Sunmeadow Subdivision. Harbin answered
that the existing subdivision had mainly 75’ lots. Chairman O’Farrell mentioned larger lots
would take longer to build and sell allowing the school district more time to prepare.
Ralph Blough, on W. Castle Harbour Dr., spoke regarding the development saying he
understood the eventuality of development. He then said Dorado Drive and Windsong Lane
did not meet current city code for street paving. He said he had been told new subdivisions
do not intersect with other streets but felt that was untrue citing Falcon Ridge and Eagle
Lakes subdivisions as examples.
Marcus Rives, on Bridle Path Lane, spoke in opposition of the development saying a PUD
was being proposed to avoid meeting the city’s minimum lot sizes. He said the
development would lead to higher traffic and an additional stop light. Rives said the city
won awards because it was the best place to live and it did not stack homes in. He said the
developer showed up without speaking with the school district, they were not meeting city
code and were asking for deviations.
Betsy Fleming, Sunmeadow resident, said she moved to the neighborhood in 1987 with an
expectation of green space. She said adding houses would destroy the sky and no longer be
a haven for animals. Betsy also said the traffic would increase, drainage issues would
worsen and home values would go down.
Pat Kepka, on Pecan Valley Court, was concerned with the impact on the subdivision’s
drainage system as well as the school district. She said doubling the residents with only two
exits would be a security concern.
Dan Hall, on Palmer Drive, was concerned with flooding and traffic if the development
moved forward.
George Butler, on St. Cloud Drive, stated he was an original owner and the school issue
needed to be addressed. He also showed concern over the increase in traffic and work load
on emergency services.
Diane Hecht, on Windsong Lane, said she spoke to Council 16 years ago regarding not
allowing the use of Windsong Lane as an emergency access. She said she was told
Windsong would not be utilized as an emergency access road and that she would never
have to come back to Council on that issue. She said the school and Green Event Center
already cause issues on Windsong Lane and that there were no sidewalks for pedestrians.
4
March 7, 2016 P & Z Meeting
Bryce Blackmon, on Palmer Drive, said he had never flooded and was concerned with the
new impact on drainage. He said the school was already busting at the seams, too.
Blackmon said he was not opposed to homes being built but did not agree with either 55’
lots or apartments.
Harbin clarified for the public and Council that apartments were not being proposed in the
Planned Unit Development for Friendswood Trails.
P. Jacobs, at 18 Windsong Lane, said he also had a concern with traffic cutting through and
said the drainage district already has a lot of dump trucks using Windsong to access the
creek. He said 18-wheelers routinely get stuck and did not understand how a fire truck
would use the road for emergency access. He mentioned the area residents already use the
creek as a trail system and ride horses back there. He said the proposed development is a
huge area for wildlife and that the developer is only planning to save trees along the gated
section of the development.
Mary Morales, on W. Castle Harbour Drive, said she has lived there since 1999 and has
always had a water pressure problem. She stated the new development would worsen the
water pressure.
3. The Joint Public Hearing adjourned at 8:13pm.
Regular Meeting - (2nd Floor Conference Room)
1. The Regular Meeting was called to order at 8:17pm with the same people in attendance
minus the City Attorney.
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.)
None
3. Consent Agenda
A. Approval of the minutes for the meeting held:
1) February 18, 2016
Motion to approve: Branson
Second: Borghese
Vote: 6 to 0 (unanimous) Motion Carried
Annan had emailed minor corrections to City Staff which had since been addressed.
4. Consideration and possible action regarding Request to vacate a 20-foot drainage
easement located at 906 Murphy Lane, A 20’ by 172.18’ tract of land (3443.6’ sq.)
being part of a 20’ drainage easement to be abandoned, located within Lot 1B of
5
March 7, 2016 P & Z Meeting
Matoesian Subdivision, a subdivision recorded in Volume 18, Page 694 of the Map
Records of Galveston County, Texas
Motion to approve: Branson
Second: Lovell
Vote: 0 to 6 Motion Failed
*Agenda item #5 was discussed first.
Mr. Kobeski drew a diagram of the lots at and around 906 Murphy Ln along with their
drainage issues. He said the contractor blocked the ditch during construction and that he
notified the contractor of standing water. Kobeski said the lot in question drains to the
front and the back.
Lovell questioned the lot should drain to the front. Harbin explained front drainage was
the usual method and O’Farrell said it depends on the lot. O’Farrell suggested the
neighbors contact the drainage district with their concerns.
Patrick Donart/City Engineer and Public Works Director said the property owner has
purchased regional detention and believed the conveyance of water to be the issue.
O’Farrell told the neighboring owners they had a right not to be drained on and said the
drainage district needed to be aware of the issue.
Neel stated the drainage was bad today and vacating the drainage easement would only
worsen the problem. Borghese stated they did not have both sides of the story. O’Farrell
said denying the request would get the developer’s attention and may lead to the drainage
being fixed.
Mrs. Kobeski stated the developer did not even attend the request and the surrounding
residents should not have had to deal with the meeting.
Lovell said there may be more than one issue and mentioned the possibility of the
neighbors needing to improve drainage on their properties as well.
Annan said the applicant’s absence was noted.
5. Consideration and possible action regarding the zone classification change request of
262.15 acres from Single Family Residential (SFR) and Multi-Family Residential-
Medium (MFR-M) to Planned Unit Development (PUD) (Friendswood Trails) and
2.238 acres from Multi-Family Residential-Medium Density (MFR-M) to
Neighborhood Commercial (NC), property commonly known as the old Sunmeadow
Golf Course, being nine tracts of land situated in the William Henry Survey, A-84 & the
Mary Sloan Survey, A-184 Galveston County, Texas, and the R.A. Magee Survey, A-349
& the H. Stevens Survey, A-595, Brazoria County, Texas
Motion to Table: Branson
Second: Lovell
Vote: 6 to 0 (unanimous)
6
March 7, 2016 P & Z Meeting
Borghese stated he needed more facts and felt the drainage was a big concern for
residents.
Neel asked if the current zoning was left in place, could the developer build more units
than his proposed PUD. Parke Patterson answered the current zoning would allow more
than 700 units while his proposal was for 477 lots. O’Farrell said the current zoning at
90’ lots would be wall to wall homes and Patterson said the amenities would have to be
removed to accomplish all 90’ lots. O’Farrell asked what it would take to keep 90’ lots as
well as the amenities. Sel Thint/Everest Design Group said they could fit roughly 360
ninety-foot lots along with the amenities. Patterson explained the PUD would allow for
different products at different price points. He feared building only one product would
limit the success of the development. He mentioned West Ranch was wildly successful
with various products and amenities starting around $390,000.
Lovell asked staff for a history of subdivisions with 90’ lot sizes, other than West Ranch.
Harbin said West Ranch ranges from 55’ lots up to estate sized lots of 120’. Patterson
said the Friendswood Trails PUD would be less dense than West Ranch.
William Grace, on Fairway Drive, said 55’ lots devalue the property. He also said there is
a pipeline through the area that had not been addressed.
Harbin mentioned again to the crowd that apartments were not part of the application
being discussed.
Diane Hecht, resident, said West Ranch was denied using Playa Drive as an emergency
access road. She was concerned with water draining into the creek and impacting lower
elevated homes.
Lea Jones, resident, asked if the PUD could change. Harbin answered that a PUD was an
ordinance tied to a specific plan. She said the PUD could only change 25% but could not
increase the number of lots or traffic. Harbin explained a PUD was used for flexible
planning and each one was different.
Everest Wood, on Everett Drive, said the biggest issue for residents was drainage. He
asked what the plan was. Thint explained the drainage plan was designed to meet
requirements set forth by the Galveston County Consolidated Drainage District
(GCCDD), the City of Friendswood and FEMA. He said the new development was not
allowed to impact neighboring properties. Thint explained how detention ponds and
restrictors functioned.
O’Farrell reminded the public that zoning and property use was currently being
discussed. He said things such as drainage would be vetted more thoroughly at a later
date. He advised the residents they could speak with GCCDD about their drainage
concerns.
Bryce wanted clarification on whether apartments and townhomes could be built as part
of this PUD. Harbin explained the PUD proposal was for Single Family detached homes.
Bryce asked what would happen to the home prices if the market crashed again. O’Farrell
stated that home values and prices could not be controlled.
7
March 7, 2016 P & Z Meeting
James Bosworth, on W. Castle Harbour Drive, said West Ranch did not feed through
another neighborhood but this proposed development would go right through
Sunmeadow Subdivision, which did not have adequate streets. Harbin stated the
Sunmeadow Subdivision met current codes in regards to streets and paving.
O’Farrell asked the developer if they could use only the street that does not tie into
Sunmeadow. Patterson answered that two points of egress were required per the Fire
Code. Bosworth said his home would become surrounding by streets. Patterson said they
tried to impact as few residents as possible when designing Friendswood Trails.
O’Farrell said the Commission had only heard negative comments from the public and
asked if anyone had anything positive to say. Patterson stated the new development
would be self-sufficient with taxes and be a beautiful mixed use plan.
Marcus Rives, resident, asked the developer if he had any examples of subdivisions being
reverse-engineered to fit around existing subdivisions. Patterson answered that Cinco
Ranch has been adding sections for over 30 years and the Woodlands had been doing it
for more than 40 years.
Commissioner Annan asked if there were any plans for the commercial portion of the
property. Patterson said, at this point, there was zero plan for the commercial. He stated
he did not want homes to back up straight along FM 528. Patterson ending saying there
was no rush on the commercial portion.
6. Consideration and possible action regarding the Partial Replat of Amending Plat of
518-528 Subdivision & of the Final Plat of Park 518 Reserve “B” Replat and
Addition being a Replat of all of Reserve “B” of the Amending Plat of 518-528
Subdivision as recorded under plat record 2003A, Map No. 107 of the Galveston County
Map Records & All of Restricted Reserve “D” of the Final Plat of Park 518 Reserve “B”
Replat and Addition as recorded under Plat Record 2006A, Map No. 189 of the Map
Records of Galveston County Texas situated in the Sarah McKissick or J.R. Williams
League, Abstract 151, Galveston County, Texas
Motion to approve: Branson
Second: Neel
Vote: 6 to 0 (unanimous)
Harbin explained this was a partial replat of two separate commercial plats.
Jonathan Kagan/Owner drew a diagram of his lots and the surrounding lots. He said he
used to own all the lots and had sold off pieces over the years. He had bought back a
piece from the Christian Bros. Automotive and had been trying to sell/market the lot.
Kagan said he received a call from the City that the lot did not meet the minimum
requirements and this replat was to bring the lot into compliance.
7. Consideration and possible action regarding future Planning and Zoning Commission
meeting dates
Harbin stated the next regular meeting would be held Thursday, March 17th.
8
March 7, 2016 P & Z Meeting
8. Communications from the Commission
Lovell said, at the last CEDC meeting, it was discussed to support the Permitted Use
Table changes and cooperate with the Friends of Downtown Friendswood Association
(FDFA).
Branson said the FDFA Music Fest went fantastic.
9. Reports
A. Council Liaison – not present
B. Staff – None
10. The meeting was adjourned at 9:25pm.
These minutes respectfully submitted by:
Becky Summers
Becky Summers
Development Coordinator/P&Z Secretary