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HomeMy WebLinkAboutP&Z Minutes 2002-06-17 Specialr 1 I I l l Minutes of a Special Meeting of The Friendswood Planning and Zoning Commission June 17, 2002 A special meeting of the Friendswood Planning and Zoning Commission was held Monday June 17, 2002 at 7:00 p.m. in the City Hall Council Chambers located at 910 S. Friendswood Drive, Friendswood, Texas. Tom Burke Niels Aalund Bob Bertrand Frank Frankovich 7:15 P.M. Zekie Mc Veigh Tom Samson Diana Steelquist -Development Coordinator Mike Dominguez -City Planner With a quorum present, Clark absent, the meeting was called to order by Chairman Burke at to consider the following: Call to order Docketed joint public hearing: L To receive public input, either oral or written, regarding the following: A.Request for a zone classification change for 1.9495 acres located at 4645 Mandale Rd. from: Single Family Residential (SFR) to: Business Park (BP). B. Wayne Robinson, agent for the applicant, addressed the Commission and Council. The request is to facilitate the development of 10 acres for office and warehouse space for Allied Tower. The driveway will be located in Friendswood. No other comments were heard. Request for a zone classification change for property located in the 2500 block of W. Parkwood Dr. (proposed River Oaks Subdivision) namely 22.4579 acres from: Single Family Residential (SFR) to: Multi-family Residential Medium Density (MFR-M), a 1.0356 acre tract from: Neighborhood Commercial (NC) to: Multi-family Residential Medium Density (MFR-M) and 9.8805 from: Single Family Residential (SFR) to: Community Shopping Center (CSC). Stan Winter of Vernon Henry & Associates, representing Millennium, Janis Lowe, Bryan Whitney of Dannenbaum Engineering and Brent -1 - 06/1 7 /02 P &Z Nichols, golf pro, addressed the Commission and Council. Mr. Winter stated the tracts in the request were a part of the overall plan to develop River Oaks at Friendswood. The overall plan was developed using a holistic approach with regards to drainage, density and design. The developer has meet several times with City Staff, the Commission and area residents. The plan has been revised several times as a result of these meetings. The overall development will consist of 274.9 acres which includes the golf course and adjacent acreage. The total acreage would permit 806 single family lots, Vision 20/20 would promote 727 lots, the developer proposes 458 lots. The density proposed would be well below what is currently permitted. Commissioner Frankovich arrived at this time. Development will occur in four phases with the last being the development of the "horse shoe area" into 112 single family units. The proposal is for a 78% ·utilization of the total acreage .. Country Club Dr. will be relocated and serve as the primary entrance for the new development. Construction traffic will use only the new roads. 6.2 acres will be given to GCCDD for regional detention. 15.3 acres will be used for widening Chigger Creek. 29 acres will be used for detention. 18.4 acres comprised of areas which are not developable will be reserved for parks and open space. Mr. Winter displayed an exhibit regarding the MFR-M area of the overall plan. They want to expand the existing MFR zone to it's logical boundaries to a total of 34 acres. 19.8 will be developable as town home sites. They are proposing 192 town home units. The other area requesting a zone change consists of 9.8 acres along FM 528.A portion of this area will be used for detention. There will be a green belt buffer between existing Single Family residences and the CSC tract. Mr. Winter also stated that the proposed plan for development in the Sun Meadow area was consistent with the original Sun Meadows plan developed in 1967. The proposed development plan is consistent with the City's Vision 20/20 plan. It will improve drainage, increase the City's tax base, improve public infrastructure by providing a lift station and provide housing for both younger and older residents. School populations should increase by one student per ten townhomes. The developer has and will continue to fund regional drainage studies. Commissioner Samson asked Mr. Winter to confirm if the back nine golf holes will remain open and if so where would the clubhouse and pro shop be located. -2- 06/17 /02 P &Z 11 I l Councilman Measles questioned the statement that the development plan was sta1ted in 1967. Mr. Winter repeated that since it's inception the area was planned for mixed use. At this time Chairman Burke asked for other .comments from the public either for or against the proposed re-zoning. He also asked that comments be limited to 3 minutes. Ms. Faye Roberson spoke against the re-zoning request citing traffic problems, concern for the safety of school children walking along streets, and flooding. She also noted the developer had purchased a home at 208 E. Castle Harbor with the intent to use it as a roadway which would cause increased traffic along Cypress Point. A new shopping center would also increase traffic at the Sun Meadow entrances. She was also concerned that the acreage figures presented by the developer did not add up. She contends the total area proposed for duplexes, not town homes, would be closer to 44 acres. She also noted that song birds are protected by the State. Chairman Burke reminded the audience that the public hearing was regarding the re-zoning request and not about platting issues. Walter Champion, 608 E. Castle Harbor, Sun Meadow H.O.A. president spoke against the re-zoning. His points were 1) no one wants the golf course destroyed, 2) the developer did not have a good reputation, 3) Sun Meadow residents live in a golf course community, 4) no golf course in the U.S. has ever been re-developed as single family residential. Dave Manser, 1524 Club House Drive spoke against the request. Mr. Manser stated he had lived in League City and had seen poor development decisions depreciate property values. He stated his concerns about flooding, depreciation of property values and existing low water pressure in the area. John Hall, 4434 Glen Eagles, spoke against the request citing quality of life issues. Joyce Healy, 210 W. Castle Harbor, spoke against the request. If developed as planned her home would have streets on three sides. Dan Parkinson, 621 W. Castle Harbor, opposed the re-zoning. He stated his MLS listing indicated he had a golf course lot. He was concerned the developer would not follow their proposal based on the current dirt and trash located behind his home placed there by Millennium. He presented several photos for review by Council and Commission. Carmen Walton, 447 Old Course. Stated she was a 22 year resident who had paid a premium price for a golf course lot and safety of the community. Opposed to further development. - 3 -06/1 7 /02 P &Z Paula Odo, 148 St. Andrews, did not want to see hole #17 rezoned to CSC because it would take a'Yay the golf course. Laura Higgins, 245 St. Cloud, was opposed to the request. She stated she purchased her home as a golf course lot and was told it would always remain so. She is taxed at a higher rate. If developed, the infrastructure would suffer, would loose green space and increase drainage problems in Sun Meadows. The development would result in ethical, financial, legal implications and ill will. She also asked who would benefit from the green space proposed in the new development. Grace Edwards, stated that if the city was concerned about increasing tax revenues, just raise taxes to compensate for the lack of development. Dr. Larry Smith, asked for a show of hands for those in favor of rezoning request. None were seen. He also stated he has spoken with Bobby Crawford one of the original developers of Sun Meadows. There was never a plan to develop the golf course into single family residential. He also stated his opinion that Chairman Burke had a conflict of interest in connection to Janis Lowe. Chairman Burke asked Dr. Smith to contact the City Attorney for info1mation regarding conflicts of interest and codes of ethics. Without any financial interests in the development, Chairman Burke did not know how a conflict of interest existed. Richard Kelly, 305 E. Castle Harbor stated his opposition. He noted property values in Sun Meadows were dropping. He asked if the developer could be made to put up a performance bond. Ruth Pifer, 504 Old Course, was confused by the statement about the number of children per town home. Christian Smith, 228 Palm Air, displayed the Sun Meadow deed restrictions and stated the request was not allowed by them. Chairman Burke asked that a copy of the deed resttictions be provided' to the City. Jenny Littlefield, 255 E. Castle Harbor, was opposed based on deed restrictions, loss of property values and loss of beauty of homes in neighborhood. She also state that she had been told in 1989 by City Staff that the golf course would always be there because of the deed restrictions. Wesley Wells, 629 W. Castle Harbor, stated he had been flooded in the past four times. Additional development would cause more flooding. He was also against the rezoning because it would devalue the current homes. - 4 - 06/1 7 /02 P &Z I 1 l Jeff Denson, 457 E. Castle Harbor was concerned that the wildlife would disappear and was opposed to the rezoning. Charles Priest, stated he had not flooded yet but will if area allowed to develop. He also stated property values would decrease by 40 to 50 percent. Jeff Baker, 243 E. Castle Harbor, suggested that the developer could repair the golf course and triple it's income in green fees. Paul Healy, 210 W. Castle Harbor, stated Chairman Burke should recuse himself from the discussion due to conflicts of interest. Albert Kelly, 322 Glen Eagles , stated he had purchased his home in 1978 from Ryland homes as a golf course home. He also spoke to Mayor Lowe in 1984 and was told at that time that the area would remain a golf course. The non-resident applicants are getting more rights than residents. Because of flooding in the area, he suggested a moratorium on development. The loss of the golf course will result in a lower quality of life, infrastructure problems and more light pollution. He is depending on P&Z and council to make wise decisions. Louis Fincher, 344 St. Cloud, stated he had purchased his home in 1971 and had spoken to Mayor Lowe at that time. Mayor Lowe wanted Sun Meadow area to be a part of the City recognizing the lack of park space in the city. Clive Jackson used to sell homes for Ryland. He sold the homes in Sun Meadows at a premium because they were on the golf course. Annetta Dinjar, 2863 Wimbledon, stated that the townhomes would affect current school capacities in Cline and Windsong. She estimated eight more class rooms would be needed. Zeke Silva, 389 Dawn Hill, was against the rezoning questioning the intent of the developer based on their upkeep of the golf course. Loretta Pike, 224 Palm Air, noted that county appraisal values would drop if golf course allowed to develop. Kevin MacConley, 444 E. Castle Harbor, stated Millennium had not restored or improved the golf course. He personally mowed the area between the cart path and his yard. The developer's past record is pitiful. Tim Reaming, 1522 Club House Drive, was concerned about safety and the loss of his view of the 18th green. - 5 - 06/1 7 /02 P &Z William Grace, 2823 Faitway Dr. stated he had paid a premium for a golf course lot and the rezoning would decrease his property values. He was against the rezoning. Randy Whorl, 249 Palm Air, stated he had just purchased his home 23 days ago and did not want to see any changes in the area. Carol McDonald, 2913 Palmer, stated she had paid a premium for her golf course lot. She was also concerned about additional flooding and safety. She does not want people looking in her back yard. Chairman Burke asked the Developer to respond to some of the questions raised. Bob Alexander, 2829 Fairway, stated the rezoning would prevent access from Windsor Estates to the golf course access easement. Janis Lowe responded that the school impact was an increase of 1 student per 10 multi-family units based on her research on similar developments in F1iendswood. She also responded that most open space in the proposed development would not be gated off. However, the new Subdivision would be responsible for the maintenance of recreational facilities which would be restricted to the new subdivision's residents. Nell Smith , 231 Castle Harbor, stated she was a 22 year resident and enjoyed the golf course view from her home. Ray Tiejde, president of Millennium and River Oaks asked the Commission and Council to stay focused on the rezoning issues. He would like to develop and implement the best plan possible for the area. Paul Duplechain, 703 Main Street, Houston, attorney for the applicant, responded that there were no deed restrictions for the golf course and that they were outside the bounds of the zoning issue. He could not comment on how Ryland Homes had represented the sales of lots in Sun Meadow. He also stated that documents related to the involvement of the Henleys and the Lowes were available as public records. 2.Adjournment With no further comment the joint public hearing was closed at 9: 10 P .M. Diana Steelqmst Development Coordinator -6 - 06/17 /02 P &Z