HomeMy WebLinkAboutP&Z Minutes 2002-02-21 Regularl
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Minutes of a Regular Meeting
of the
Friendswood Planning and Zoning Commission
February 21, 2002
A regular meeting of the Friendswood Planning and Zoning Commission was held
Thursday, February 21, 2002 at 7:00 p.m. in the city hall council chambers located at
910 S. Friendswood Drive, Friend swood, Texas .. The following members were present:
Torn Burke
Bob Bertr and -7:38 P.M.
Mark Clark
Frank Frankovich -7:10 P.M.
Torn Samson
Zekie Mc Veigh
Mike Hodge -Director PW and CD
Mike Dominguez-City Planner
Diana Steelquist -CD Coordinator
Dan Johnson -Deputy Director CD
Kirn Mickelson -City Attorney
Loren Smith-City Attorney
With a quorum present, Aalund absent, Chairman Burke called the meeting to order at
7:00 P.M. and immediately reces sed the meeting to allow time for power to be restored to
City Hall. At 7:30 P.M. power was restored and the meeting was re-convened to consider
the following:
1.Communications from the public.
Mr. Edward Perkowski, 404 Rancho Circle, addressed the Commission to request
that the 90-day rule regarding the Rancho Viejo replat not be waived. The
neighbors in Rancho Viejo subdivision are retaining counsel and will need the 90
days to prepare for the next public hearing on this replat.
Mr. Bill Leverich, 204 E. Viejo, also asked that the Rancho Viejo replat be
required to wait 90 days before reconsideration of the request.
Mr. Donald Johnson, 300 St. Cloud, stated he had been a Friendswood resident
since 1974 and was opposed to any changes in the zoning in the Sun Meadows
area.
Mr. Jon Steiger, 13 Windsong, had questions regarding the proposed development
in the Sun Mead ow area. He was hoping they would be addressed during the
Conceptual Plan discussion. He asked the Commission to recall all the staff
comments that were presented during the Green Village prelim inary plat
discussion which relate to the proposed development that would encompass the
most of the Friendswood golf course.
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Commissioner Bertrand arrived at this time. Mr. Louis. Ramano, 22 Windsong, addressed the Commission regarding his concerns about the Conceptual Plan for the Sun Meadow area. He is not opposed but wants to see the development done right. He would like to know how the detention will flow. He is also concerned about the detention in the 'horse shoe' area of the golf course. He would like to know the size of the drainage pipe that will be placed in the 25 ft. easement which runs next to his property. He wants to know why the plan shows a street connection to Windsong. The Windsong roadway is not stable enough to support any additional traffic. According to Mr. Ramano, run-off from Sun Meadow currently floods the Windsong neighborhood during heavy rains, he is concerned about the drainage plan. The detention lakes along the creek are good but he is concerned about unsightly detention areas. He would like to see a comprehensive environmental study done on the area. Al Kelly, 322 Glen Eagle, is opposed to further construction in the area around Sun Meadow. It would affect the quality of life, existing infrastructure, public safety and cause an increase in traffic in the area. He also does not believe the new development will fix existing drainage problems in the area. Mr. Kelly stated that new development will chase cmTent Sun Meadow residents out of the area. Richard Jackson, 453 E. Castle Harbor, stated his concerns regarding development in the Sun Meadow area. He was concerned with intermingling the H.O.A.s, and drainage issues. He would like the developers to interact with current residents to discuss their plans. He would also like the city drainage criteria to be reviewed to formulate a zero impact requirement on drainage plans. Mr. Jackson stated that more detention is needed in the Sun Meadow/ Windsong area and the current City criteria is not stringent enough to stop drainage problems. He is also concerned about infrastructure safety in the area. John Dean, 419 Old Course Drive, stated he did not want to see the golf leave Friendswood. He would like the city to minimize the impact of the proposed development on the Sun Meadow residents. He feels the schools are already at capacity and would like to see a study done regarding the proposed development's impact on drainage_ and schools. Kathy Benson, 652 E. Castle Harbor, stated the proposed development in Sun Meadows would not help increase tax revenue for the city. Also there are already problems in the area with drainage and water pressure. She would like to see current problems fixed before any new development takes place. Faye Roberson, 422 W. Castle Harbor, stated that a new HOA board had been elected in Sun Meadow and they would fight to stop any development around their community. -2 -02/21/02 P &Z
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2.Consent Agenda:
A.Approval of 02-07-02 regular meeting min utes.
B.Approval of 02-04-02 special meeting minutes.
C.Approval of the final plat of the Ftiendswood Community Church.
Motion:
Second:
Vote:
Clark -to approve the consent agenda
Samson
Unanimous Motion Carried
Commissioner Frankovich asked the Secretary to review minute tapes for the 2-7-
02 meeting. He did not think he had made a statement about FEMA.
3.Discussion regarding the Conceptual Plan of the River Oaks at Friendswood
located in the Ftiendswood Golf Course and the area of Sun Meadow.
Chairman Burke started the discussion by stating that no action would be taken.
The presentation was for listening and asking questions. He explained the
platting process and noted that any zone ch ange requests would require a public
hearing. He also stated that he did not have a conflict of interest in this matter as
his mother-in-law had sold her interests in the Sun Meadow area.
Ms. Janice Lowe addressed the Commission as agent for the developers. The
total golf course area is owned or under con tract by River Oaks at Friendswood.
She noted that the developers want to take a holistic approach to the development.
She was accompanied by Stan Winter, a land planner and Al Flores, a drainage
consultant. They have had in depth discussions with city staff regarding the
requirements for development and the owners are willing to meet all existing
codes and requirements.
Stan Winter of Vernon G. Hem-y Associates gave an overview of the land
development. Of the total 276.7 acres, 265.1 acres are zoned Single Family Residential, 10.2 are Multi-Family Residential-Medium Density (MFR-M) and
1.4 is commercial. Current density requirements would allow a development of
806 lots, but the plan is to develop only 521, only a 65% utilization of the land.
They will propose to rezone 25.4 acres of Single Family Residential to MFR-M in
the area around the recreation center. The MFR-M zone will expand to the creek.
The total Multi-Family Residential -Medium Density area of 37 acres will yield
192 town home that will be duplex units. This is a density of 6.57 units per acre;
considerably less than the nine units per acre allowed in MFR-M. The tennis
club and pool will be reconstructed for use as a neighborhood recreation center.
Countt-y Club dtive will also be re-located and reconstructed to serve as primary
access to all of the town home lots and over 50% of the single-family estate lots
west of the creek.
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A total of 235.2 acres are planned as Single Family lots. Of that area, 6.2 acres
will be donated to the Drainage District for regional flood control. 15. 3 acres
will comprise an easement along Chigger Creek widening the current easement.
An estimated 40 acres will be used for onsite storm water detention. Most of
those detention areas will be built as a permanent lake features and will also serve
as amenities to the project leaving many areas as green belts and open space
buffers. The area around #6 green will be converted to a neighborhood park
which would be a substantial amenity to the new development and the existing
Sun Meadow subdivision. The area around #1 green and #18 tee have several
beautiful oaks which the developer wants to preserve as neighborhood parks.
According to Mr. Winter, an estimated 27.8 acres or 12% of the total Single
Family Residential area will be reserved for green space or parks. A total of
145.6 acres will be developed as Single Family Residential housing with a yield
of 329 lots. The density of the SFR area would be 1.89 units per acre. This is less
than the 2.7 units per acre permitted under this zoning. The minimum lot size is
90 ft. wide by 130 ft. deep with some lots near hole #11 and Cypress Point Dr.
which will be a minimum of 120 ft. wide. These lots will be much larger than the
existing Sun Meadow lots. Most lots will have access through the extension of
Country Club Drive. Some variances will be required from the Planning &
Zoning Commission regarding the maximum distance for streets and cul-d-sacs.
A 7-acre permanent detention pool in the area around holes #5 thru #8 will be
built in the area previously proposed as Green Village. The conceptual plan
provides access to the Water Plant. Access to Windsong would only be available
to emergency response vehicles through a reserve. 115 lots will have access from
Point Royal Drive and a t-type intersection from Dorado Drive. The new
development will add additional traffic equal to about 5% of the design capacity
of the street. Existing holes #11 & 18 will feature 120 ft. x 120 ft. lots with two
open ditch cul-d-sacs and a dry detention area in the 'horse shoe' area.
Hole # 17 will be rezoned to Commercial area with a detention lake. This will
include fountains and landscaping buffers between the homes now located on E.
Castle Harbor.
Mr. Winter stated drainage was the most important aspect in design of the project,
however, the rezoning would be paramount to the project in order to get the yield
needed. The development maybe built in phases, and parts of the golf course may
remain open as the phases are built.
Mr. Al Flores of Danabaum Engineering addressed the Commission regarding
drainage plans for the project. A portion of the proposed development is in the
flood plain. According to Mr. Flores, several issues raised earlier related to
drainage and flooding have been addressed by the proposed drainage plan. This
includes compliance with City's and FEMA the "no-rise" regulations, increased
runoff volume, and localized flooding caused by the under-designed storm sewer
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l system cun-ently in place in Sun Meadow. The overall project has used 25% of
the available land for detention. Mr. Flores anticipated zero negative impact in
the area by the proposed drainage plan.
Commissioner Bertrand asked who would be responsible for maintenance of the
detention ponds. Ms. Lowe stated that the developer had not addressed this issue,
but that the H.O.A. would maintain ponds if the Drainage District or City wanted
them to. Bertrand wondered how access would be achieved to maintain the
ponds.
Mr. Flores stated the lakes are designed per the Drainage district criteria and with
the exception of the horseshoe area, all detention ponds will maintain a minimum
level of water in them as amenities.
Commissioner Bertrand also wondered where emergency access could be made
across the creek. A stub street is proposed across the Br azoria county line.
Neighborhood parks and recreation amenities will be for the residents of River
Oaks at Friendswood, with an HOA established to maintain the parks and
facilities. Green spaces that were not fenced or gated could be used by both
River Oaks and Sun Meadow residents.
Commissioner Clark expressed concern regarding increased traffic on Castle
Harbor. He asked that alternative roadway plans be reviewed. Ms. Lowe stated
that construction traffic would use Dorado Drive and any damage done to the
roadway would be repaired by the developer. The new resi dents of the area
would be using Point Royal as an egress/ingress point. Clark also stated· his
concerns regarding drainage from lots in the 'horse shoe' ar ea going into the
backyards of the Sun Meadow homes. Mr. Flores stated the lots would be graded
to drain towards the street.
Ms. Lowe stated that stubbed out streets are expected to extend into future
developments and the issue was addressed with staff. The developer will also
repair any street damage done during the construction of the new subdivision.
Commissioner Samson wanted to know if the drainage plan was for the entire
area or just the new development. Mr. Flores responded that the dra inage had
been designed for the new development but should benefit most of the entire area.
Ponds will be no deeper than Chigger Creek, six to eight feet. Ms. Lowe stated
the developer has not yet considered the question of what to do with the dirt
removed from the ponds. She also responded that water pressure issues will be
addressed through the use of easement designations to create a looped water
system. Commissioner Clark also noted that a new water tower was being
planned for the area.
Commissioner Frankovich suggested that the detention/retention ponds be
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open space for the current residents. He has great concerns about the Impact of
the development on the existing Sun Meadow community. He also sugges ted that
a second bridge be provided for an emergency exit in tract,s 1 & 2. The
Commissioner also stated his concerns regarding increased traffic and drainage
problems. He would like to see additional land planning to address the issues
which impact the current residents in the area. Mr. Winter stated that the plans
would change based on the comments received during the conceptual plan
discussion. Ms. Lowe also responded that the placement of the ponds was
influenced by the geography and topography of the land and the Drainage District
requirements.
The Chairman confirmed with Mr. Flores that the City was undertaking a
drainage study of the Sun Meadow area and asked if the developers· would be
working with the City. Mr. Flores stated they would and that new drainage
easements would be needed between the new development and the existing
subdivision in order to provide relief for areas which experience localized
flooding.
The Chairman also inquired about the future lift station. Ms. Lowe stated the
developer is willing to participate in granting an easement for the lift station if
that is needed. However, the proposed lift station area does not appear to belong
to the developer. The City Engineer elaborated that the proposed lift station is
being planned to serve Sun Meadows, Boca Raton and the Lake at San Joaquin.
The lift station is not required for the proposed development although the capacity
could be expa nded to include the proposed development depending on the utility
layout. The City Engineer also responded to questions about water pressure
which will be addressed by a looped water main to passing through Windsor
Estates Section Three.
The Chairman asked about the bridge in tract 2. Ms. Lowe stated the bridge wou ld
be remain as is and it will serve as a low water bridge performing as it does today.
The Chairman expressed concern that bridge would flood and suggested a second
bridge in tract 2 across Chigger Creek as Commissioner Frankovich had
suggested and which would connect with the oil field stub out. Burke was also
concerned with the length of the roads and suggested a buyout of one or more
existing homes in Sun Meadow in order to loop back roads and shorten block
lengths. The Chairman also suggested the developer get together with the H.0.A.
in Sun Meadow to try to address some of their concerns. However, he did state
that the developer had property rights and development should take place in a
sensitive and responsible manner.
Ms. Lowe stated the developer was taking a holistic approach to deve lopment and
had been requested by the City staff to develop a separate drainage plan. The
Director of PW and CDD confirmed her statement that staff had asked the
developer to treat their drainage separately so that City plans for the area would
not be dependant on the new development.
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Commissioner Bertrand asked if any price ranges had been established for the
duplex units or single family lots. Ms. Lowe stated they were not at that level yet
since they did not know how much it was going to cost to complete the
development. They do have a prospective town home builder/developer.
Commissioner Clark reminded everyone that the conceptual plan presented
tonight would be very different from what was developed based on past
experience.
Commissioner Frankovich asked the City Attorney if the City had to approve a
development if it is developed according to the zoning rules but is taking away a
municipal asset. The Attorney stated that every property owner has the right to
develop their property. The development will take place unless the golf course is
purchased by a public entity or donated in its entirety. The area is privately
owned and is zoned for the appropriate use and if it meets all the Subdivision
Ordinance and technical standards for development, he would recommend it be
approved. The golf course being included in the City Parks Master Plan does not
give the City the right to retain the area as open space, as long as it is privately
owned. Ms. Lowe stated that Camp Manison had been in the Parks Master Plan
and was not being developed as a park so that the Park Plan was dynamic. She
also believes the HOA restrictions in Sun Meadow will not allow them to buyout
any lots to be used as connectors. She also provided some written data regarding
the impact of the town homes on the School system. She closed by .stating that
the commercial rezoning along FM 528 would stimulate development and
demand for housing in the area.
A five-minute recess was called for by the Chair at this time. The meeting resumed at
9:40 P.M.
4.Consideration and possible action regarding the commercial site plan for
Walgreen's located at the intersection of FM 528 and FM 518.
Motion:
Second:
Vote:
Bertrand -to approve the site plan
McVeigh
Unanimous Motion Carried
Owner/developer, Jonathan Kagan addressed the Commission. Chairman Burke
thanked the owner for making changes to the monument sign to conform to the
latest city ordinance requirements. Chairman Burke asked if the developer
planned any signage at the FM 528 entrance. Mr. Kagan stated the geometty of
the entrance/exit speaks for itself, however, he would be willing to paint some
directional arTows on the pavement.
Commissioner Frankovich stated he did not think the 'pork chop' median added to
the FM 528 exit would prevent left hand turns. However, Chairman Burke again
thanked the applicant for installing the median.
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Commissioner Bertrand expressed concern regarding glare from the pharmacy
drive thru signage. The City Planner stated that the photometric plan submitted
had complied with the ordinance. Bertrand also asked if future development of
the adjacent tracts would have similar landscaping. Mr. Kagan stated that some
uniformity would be applied.
5.Con sideration and possible action regarding a request to invoke Rule 18 of the
Rules and Proc edures of the Planning and Zoning Commission in order to
suspend Rule 11 requiring a waiting period of 90 days with regards to the
consideration of the final approval of the Rancho Viejo Lot 11 replat.
Motion:
Second:
Mc V eigh -to recom mend approval
Clark
Vote for: Mc Veigh, Samson
Vote against: Bertrand, Frankovich, Burke, Clark Motion Failed
Commissioner Bertrand stated his opposition to approving this request because it
would set a bad precedent with other applicants who did not get a favorable vote.
It could also affect City Council if they had a similar situation. According to
Ber trand, the current request from Mr. Manley did not present any extenuating
circumstances which would necessitate suspending Rule 11. Commissioner
Frankovich echoed Bertrand's comments.
Commissioner Clark noted that it had been an unwritten rule not to consider a re
plat the same meeting as it's public hearing.
Commissioner Sam son stated he wished he had tabled the item and was in favor
of bringing the replat back for consideration. Commissioner Mc Veigh stated she
had looked at the property in question and also wanted to bting it back for
reconsideration.
Chairman Burke noted that no new information on the replat would likely be
presented after 90 days, however, the public may need that time to prepare for the
next public hearing. This is serious issue and they should wait the required 90
days before resubmitting a request to replat.
6.Staff Reports
A.City Planner's presentation of draft memo for Mayor and City Council regarding
P &Z discussion of proposed si gn ordinance amendment
Commissioner Bertrand, who chaired the meeting were the issue was discussed,
stated the memo looked fine.
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7.
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Adjournment.
With no futiher comment, the meeting was adjourned at 10: 15 P .M.
&�,� Development Coordinator
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