HomeMy WebLinkAboutP&Z Minutes 1998-04-09 Speciall
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Minutes of a Special meeting
of the
Friendswood Planning and Zoning Commission
April 9, 1998
A Special Meeting of the Friendswood Planning and Zoning Commission was held Thursday, April
9, 1998, at 6:00 p.m. In the Community Development conference room, second floor located at City Hall
at 910 S. Friendswood Drive, Friendswood, Texas. The following members were present:
Finger -Chair
Mcveigh
Burke
Measeles
Lamb -Secretary
Henry -Development Coordinator
Benthul
Bertrand
Grace
With a quorum present, Clark absent, the following items were considered:
Workshop:
1.Discussion and possible action regarding the ordinance revision for Neighborhood
Commercial (NC), Local Neighborhood Commercial (LNC) and Office Park (OP) Districts.
The Commission proposes a reformulating of NC that is more in line with commercial activities
expected to be used in areas near, but not directly associated with residential developments,
revise OP to be more attractive to developers, and propose creation of a more restrictive
commercial district (LNC) for use in very close proximity to residential areas.
The proposal is developed to address three primary issues. First, there appears to be general
frustration by residential property owners with NC when it is located adjacent to residential areas.
In recent public hearings concerning the rezoning of land to NC, there has been significant public
opposition. Second, the current NC structure allows floor space to be totally devoted to office
activity giving the appearance of OP. Unfortunately, OP development requirements are more
stringent than NC requirements resulting in developers taking the NC route. Because of the wide
variety of activities permitted in NC, the NC developments that appear to be office developments
can shift in character impacting nearby property owners. Third, public comment at commercial
rezoning hearings suggest that commercial development in close proximity to residential
neighborhoods would likely be accepted if physical requirements and permitted uses are limited.
The proposed revisions to the NC district add a requirement for a 10 foot green space between
public roads and development on an NC tract.
It is proposed that the amount of gross floor space that can be utilized for office activity be limited
to sixty percent.
Total lot NC project coverage by buildings, structures, and paved surfaces in the proposal is
limited to ninety percent.
The proposed minimum lot size is 12,000 square feet, an increase of 2,000 square feet from the
current requirement.
The proposed permitted use designations from NC have reduced permitted uses (P) from 71 in
the current ordinance to 64 and have increased uses allowed via specific use permit (SUP) from
24 to 31.
P&Z
4/9/98
Page 2
Since the proposal is a revision to the existing NC zoning category, none of the 83 acres of NC
land will have to be rezoned.
Development of OP is less attractive for developers than building office space in NC primarily
because of land use considerations. Proposed NC land use requirements are slightly more
stringent than in the existing ordinance. The Commission is proposing revisions to OP land use
requirements that are slightly less stringent than in the current ordinance. The net effect of the
two changes is to make development of both NC and OP equally attractive. The relationship
changes between NC and OP should encourage a developer to build office development in OP
rather than NC.
OP development now requires a 25 foot green space between public roads and development on a
tract. The proposal is to reduce the green space to 1 O feet. This is the same as proposed in NC.
It is proposed that the 1 parking space for every 200 square feet of floor space wording be
eliminated.
There are no changes in permitted uses in office park other than for clarification purposes.
The proposal is for modification to existing OP regulations. Consequently, none of the 55 acres of
OP zoned land will have to be rezoned.
The Commission is proposing a new zoning district, LNC, in an effort to alleviate the concerns of
residential property owners and allow limited commercial development in close proximity to
residential development. The land use requirements are more stringent than NC and the
permitted uses are restricted to those that are likely to serve a local area and not bring a large
influx of people into a residential development from outside the area.
The proposed green space requirement between LNC development and a public street is 15 feet.
This is greater than the NC proposed requirement of 10 feet.
A proposed maximum building area of 4,000 square feet is set to encourage small businesses to
serve the local area. Up to the 4,000 square foot maximum building size is limited to 30 percent of
the land area being developed.
Site coverage maximum for all buildings, structures, and paved surface is recommended at 80
percent.
The proposed minimum rear yard is 25 feet when adjacent to residential property. Again, this is
more restrictive than the proposed NC 20 feet and is intended to provide adequate separation
from residential activities.
The proposed permitted uses number 15. Uses allowed with a SUP also equal 15. The uses
include those that the Commission feels are to serve a local area.
LNC, being a proposed new zoning district, has no land zoned in the category. Upon approval,
request for rey;oninJl to this category could be made by interested land owners.
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