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Planning and Zoning Commission Minutes - 03/11/2020MINUTES PLANNING & ZONING COMMISSION March 11, 2020 PRESENT: Jack Browne Blake Haney ♦ Member Krystal James ♦ Member Steve Lane • chairman Noros Martin ♦ Member Mark McBurnett • Member Cayce Wendeborn ♦ SAFB Liaison Jeremy Woodward ♦ Member Councilor Whiteley ♦ Alternate #1 ♦ Council Liaison Marie Balthrop, City Clerk James McKechnie, Deputy City Attorney Terry Floyd, Development Services Director Bobby Teague, Chief Building Official Fabian Medellin, Planner II Christal Ashcraft, Development Services Admin, Asst. Pat Hoffman, Property Management Administrator Rita Miller, Neighborhood Services Manager City Staff ABSENT: Anthony Inman David Cook ♦ Member Michael Grassi • vice -Chair Dan Leslie ♦ Alternate #2 ♦ Member I. CALL TO ORDER The meeting was called to order by Chairperson, Ms. Krystal James, at 2:00 p.m. Chairperson James proceeded to make the following comments: a. This meeting is being televised live on Channel 1300. It will be replayed at 2:00 p.m. daily including Saturday and Sunday until the next live meeting is aired which will be the second Wednesday of next month at 2:00 P.M. b. Motions made by the Commission members include all staff recommendations and developmental requirements listed in the staff report. Any deviations will be discussed on a case -by -case basis and voted on accordingly. c. Applicants and citizens who wish to address the Commission or answer questions from the Commission members are asked to please speak into the microphone at the podium. This meeting is being taped and there is no microphone to record statements made from the audience. Planning and Zoning March 11, 2020 d. Please silence all cell phones during the meeting. If it is necessary for you to have a cell phone conversation during the meeting, please use the hallway outside this room. Il. ROLL CALL Commission Chairperson Krystal James roll called commission and staff members. III. PUBLIC COMMENTS Ms. James asked if there were any comments from the public. With no response, Ms. James closed public comments. IV. APPROVAL OF MINUTES Mr. Noros Martin made a motion to adopt the February 12, 2020 minutes. Mr. Jack Browne seconded the motion. The motion was passed unanimously. VII. CONSENT AGENDA Final Plats. 1. Dyer Addition, Lots 1-2, Block 1 2. Terry Subdivision, Lot 1, Block 1 Mr. Jack Browne made a motion to approve the consent agenda. Mr. Cayce Wendeborn seconded the motion. The motion was passed unanimously. VI. REGULAR AGENDA 1. Case C 20-02 — 702 Walnut Street: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Steve Lane seconded. Mr. Medellin presented the case and stated the property owners, Ameritex Homes, LLC recently acquired 7 trustee lots from the City of Wichita Falls and are working with staff to develop them. Ameritex Homes, LLC is a housing development company that specializes in affordable housing. Staff will be presenting each case as individual petitions so that the Commission can further review and examine each property's characteristics and possible impacts. The first property, 702 Walnut Street, is located in southeast central Wichita Falls, north of the East Scott Avenue and South Rosewood intersection. 702 Walnut is a vacant lot as well as the adjacent lot, 704 Walnut Street. This neighborhood was once a fully developed residential district, however, over time as properties have aged/deteriorated and became hazardous some were required to be demolished. Some properties due to non-payment of taxes have come to the ownership of the city and become city trustee lots. Ameritex is proposing 7 individual developments with a total of 1,752 square feet per duplex. Each unit will have a total of 3 Planning and Zoning 3 March 11, 2020 bedrooms, one bath and will be a total of 876 square feet. If approved, the proposal will conform to building and development regulations and standard front, side and rear setbacks. Since there are two dwelling units, the proposal will be required to provide two parking stalls per unit giving a total of four stalls. There are no other duplexes in the area at this time, staff felt with the construction of affordable housing, the neighborhood would begin to regain stability. Mr. Medellin advised when comparing the proposed duplex to the existing homes, the units will fall in line with the general home size and characteristics of the surrounding neighborhood. Currently, on the 700 block of Walnut Street, there are two residents and with the introduction of two new dwelling units vehicle traffic will increase, however, the amount of traffic generated will be in alignment with the zoning district and roadway design to withstand such an increase. Planning staff consulted with our public works department on the ability of existing utilities to meet the need of a duplex development. Mr. Medellin stated since this area is an existing neighborhood, the property is currently available and ready to connect to city utilities, and with sewage and water available, it would cause no negative impacts. Staff notified 17 property owners, with 3 responses "undecided". With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 702 Walnut Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. aw 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant was present and wished to speak, then asked if any others wished to speak, Mr. Clegg Wellborn with Ameritex Homes stated, his company is an affordable housing builder and they build in multiple cities across Texas, specifically in inner cities on vacant lots and/or trustee lots and directly from owners. In doing this Mr. Wellborn stated they are able to help in the revitalization of these types of neighborhoods and provide new homes to citizens not traditionally able to live in a new home. Mr. Wellborn advised this program has been widely successful across the state and they are excited to bring the same program into Wichita Falls. Ms. James asked if there were any others from the public that wished to speak. With no comments the chairperson closed the comments to the public and opened comments to the Commission. Mr. Noros Martin asked Mr. Wellborn what the construction price per square foot would cost. Mr. Wellborn stated that he did not know that figure and that it varies from area to area but it would roughly cost approximately $120,000.00 to build each duplex. With no further questions/comments Ms. James called for a vote for the approval of the proposed duplex at 702 Walnut Street. Motion passed unanimously. 2. Case C 20-03 — 704 Walnut Street: Planning and Zoning 4 March 11, 2020 Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Jeremy Woodward seconded. Mr. Medellin presented the case and stated Mr. Wellborn and Ameritex Homes also acquired the adjacent lot to the previously heard case at 702 Walnut Street and was proposing a similar development at 704 Walnut Street. Mr. Medellin stated this case would be very much like the adjacent lot, same area, located in southeast central Wichita Falls, north of the East Scott Avenue and South Rosewood Avenue intersection. As previously discussed at one time this area was a completely built out neighborhood with in -fill development and as time progressed properties have aged/deteriorated and became hazardous, some were demolished. Some properties due to none payment on taxes have come to the ownership of the city. On this particular lot there are still the remnants of the foundation from the previous structure. Mr. Wellborn is proposing a duplex with a total square footage of 1,752, each unit being 876 square foot with 3 bedrooms and 2 baths. The site plan shows Mr. Wellborn and Ameritex Homes will meet the required setbacks and parking stalls set forth by the City of Wichita Falls. As mentioned the majority of the area is vacant. Staff feels the proposed duplex will blend in with the homes currently in the I.r neighborhood based on size, design and materials used on the structure. As mentioned before, public works worked with staff to review current infrastructure in place and found it sufficient for the added development as well as the roadways. Mr. Medellin stated staff notified a total of 16 property owners with this petition and received 3 responses "undecided". With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 704 Walnut Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant would like to make a presentation to which he declined. Ms. James asked if there were any others from the public that wished to speak, with no comments the chairperson closed the comments to the public and opened comments to the Commission. With no questions/comments, Ms. James called for a vote for the approval of the proposed duplex at 704 Walnut Street. Motion passed unanimously. Planning and Zoning 5 March 11, 2020 3. Case C 20-04 — 1607 Dodge Street: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Steve Lane seconded. Mr. Medellin presented the case and stated Ameritex Homes, in a different neighborhood, acquired this property from the property management administrator. 1607 Dodge Street is located in central Wichita Falls, located north of Holliday Street and Jacksboro Highway intersection. Mr. Medellin stated this neighborhood was primarily established in the 1950's and this lot was one of the very few that was vacant in this subdivision. Ameritex is proposing the same build out, a duplex with a total square footage of 1,752, each 3 bedroom 2 bath unit having 876 square foot. Based on Mr. Wellborn's site plan, the proposal will meet all setbacks and require 4 parking stalls. Mr. Medellin stated there was a wide range of home sizes in this area and believes the duplex size will not stand out but, blend in well. There are no other duplexes within the 200 foot notification area, however, there are a couple multi -family dwelling units within a 600 foot radius, one duplex and one triplex. In this subdivision infrastructure is already in place with sewer and water and all utilities ready. Public works did confirm with staff there would be no negative impact on surrounding properties, or with traffic with this new development. Mr. Medellin advised the Commission staff notified 16 property owners with two responses "in favor" of the proposal. With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 1607 Dodge Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant would like to make a presentation to which he declined. Ms. James asked if there were any others from the public that wished to speak. With no comments, Ms. James closed the comments to the public and opened comments to the Commission. Mr. Noros Martin asked staff what was considered a park stall. Mr. Medellin stated Sec. 6200, a parking stall was a paved surface with dimensions of 9 foot X 18 foot that a new development is required to provide two parking stalls for each dwelling unit. Mr. Martin asked if the parking stall had anything to do with the building limit line. Mr. Medellin advised that it did not, that the parking was allowed in that front setback area, one of the few items it is allowed, and traditionally that is the location for most parking. Mr. Martin asked if this would interfere with the city easement. Mr. Medellin stated no it would not. Mr. Martin asked how residents could park on a public right-of-way. Mr. Medellin advised you typically cannot, which is why these parking stalls are on private property. Planning and Zoning 6 March 11, 2020 With no further questions/comments Ms. James called for a vote for the approval of the proposed duplex at 1607 Dodge Street. Motion passed unanimously. 4. Case C. 20-05 — 2801 Roanoke Drive: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Jeremy Woodward seconded. Mr. Medellin presented the case and stated Mr. Wellborn and Ameritex Homes have also acquired this property at 2801 Roanoke Drive and would like to construct a duplex. The subject property is located in north central Wichita Falls, north of the Maurine Street and Ridgeway Drive intersection. The subject property is a corner lot where the proposed duplex would be constructed at a total of 1,752 square foot, each 3 bedroom 2 bath unit having 876 square foot. This site plan shows it will meet the required setbacks, as well as the increased side exterior setbacks of 15 feet due to this being a corner lot. Mr. Medellin stated staff did receive feedback from one of the property owners within the 200 foot notification area with concerns about vehicular and pedestrian traffic and character of the neighborhood. While researching the traffic concern, staff noted that Ridgeway Drive is a minor collector and was designed to carry vehicles at a faster rate than typical residential roads, collecting smaller residential side streets and carrying them to Northwest Freeway or south to Maurine Street. One of the typical requirements for new development is a sidewalk which is already existing, the only incomplete sidewalk is the area directly in front of the subject property. With the sidewalk being in place, staff believes pedestrian traffic and safety will not be an issue of concern. Another concern from the same property owner was the duplex not meeting the characteristics of the neighborhood, specifically in regards to brick. Staff drove the area and found very little use of brick on the homes and feels the development will not break a trend in the neighborhood. Public works confirmed infrastructure is in place and ready to be connected and would have no negative impacts on the area. Upon the site visit, this was the only vacant lot observed by staff. Staff notified a total of 20 properties and received one response "in favor" and one response "opposed". With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 2801 Roanoke Drive subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Planning and Zoning 7 March 11, 2020 Ms. James asked if the applicant would like to make a presentation to which he declined. Ms. James asked if there were any others from the public that wished to speak. With no comments, the chairperson closed the comments to the public and opened comments to the Commission. With no questions or comments, Ms. James called for a vote for the approval of the proposed duplex at 2801 Roanoke Drive. Motion passed unanimously. 5. Case C 20-06 — 2209 8th Street: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Steve Lane seconded. Mr. Medellin presented the case and stated the next petition from Ameritex Homes was for 2209 81h Street, located in the Floral Heights Subdivision in central Wichita Falls, located east of the Kemp Boulevard and 9th Street intersection. Ameritex is proposing the same build out, a duplex with a total square footage of 1,752, each 3 bedroom 2 bath unit having 876 square foot. Based on Mr. Wellborn's site plan the proposal will meet all setbacks and required 4 parking stalls. Mr. Medellin advised this is an older neighborhood with varying sizes with the proposed duplex slightly larger than the average home but not large enough to stand out. Staff noted multiple duplexes in the area as well. This is an established neighborhood with infrastructure already in place and ready for development with no negative impacts. The uses to the south are General Commercial (GC) and to the north, east and west is primarily Single Family-2 (SF-2). Mr. Medellin stated staff notified a total of 20 properties and received two responses "opposed". One of the respondents stated they were "opposed" because this was a single-family residential area and would like for it to remain as such. Staff feels with the presence of other existing duplexes and other multi dwellings in the area, this would not be setting a precedence. With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 2209 8th Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant would like to make a presentation to which he declined. Ms. James asked if there were any others from the public that wished to speak. With no comments, the chairperson closed the comments to the public and opened comments to the Commission. Ms. Cayce Wendeborn asked since this was Floral Heights if they would have other historical conditions to meet. Mr. Medellin advised Floral Heights was not a part of the West Floral Heights Historic District. With no other comments or questions Ms. James called for a vote for the Planning and Zoning 8 March 11, 2020 approval of the proposed duplex at 2801 Roanoke Drive. Motion passed unanimously. 6. Case C 20-07 — 2204 Tilden Street: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case, Mr. Steve Lane seconded. Mr. Medellin presented the case and stated Ameritex Homes has acquired the vacant lot at 2204 Tilden Street and would like develop it as a duplex. The subject property is located in the central area of Wichita Falls, west of Kemp Boulevard. The site plan shows the same build out as the previous cases, a duplex with a total square footage of 1,752, each 3 bedroom 2 bath unit having 876 square foot of space. Based on Mr. Wellborn's site plan, the proposal will meet all setbacks and require 4 parking stalls. Mr. Medellin stated the duplex will fit in with the existing structures in the neighborhood. This is an established neighborhood with infrastructure already in place and ready for development with no negative impacts on neighborhood. Staff also researched traffic flow and felt the increase will have no negative impacts as well. Mr. Medellin stated staff notified a total of 26 properties and received two responses "in favor" and one "opposed". With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 2204 Tilden Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant would like to make a presentation, to which he declined. Ms. James asked if there were any others from the public that wished to speak. With no comments, the chairperson closed the comments to the public and opened comments to the Commission. With no questions or comments, Ms. James called for a vote for the approval of the proposed duplex at 2204 Tilden Street. Motion passed unanimously. 7. Case C 20-08 — 1803 Fillmore Street: Request for a conditional use to allow for the development of a duplex in a Single Family-2 Residential (SF-2) zoning district. Applicant: Clegg Wellborn, Ameritex Homes, LLC Ms. Cayce Wendeborn made a motion to approve the case; Mr. Steve Lane seconded. Mr. Medellin presented the case and stated this was the last of the Planning and Zoning 9 March 11, 2020 Ameritex conditional use petitions. Mr. Medellin stated 1803 Fillmore Street is located in the central area of Wichita Falls, west of Kemp Boulevard. Similar to other cases this is an older neighborhood, however staff feels the duplex is still within the standard size. There are multiple duplexes in the surrounding area and within the 200 foot notification area, therefore this will be in line with the neighborhood. Mr. Medellin stated this is an established neighborhood and all utilities are in place, ready to be connected to and would have no negative impacts on the area. Vehicular traffic research showed with Kemp Boulevard being a block away no negative impacts are to be expected. Mr. Medellin states staff notified a total of 24 properties and received one response "in favor". With all potential impacts taken into consideration, staff recommends the approval of the proposed duplex at 1803 Fillmore Street subject to the following conditions: 1. A total of 4 parking stalls be provided meeting the design standards of Section 6200 — Off Street Parking Regulations. 2. The construction shall comply with all applicable building code regulations, permitting, and inspections. Ms. James asked if the applicant would like to make a presentation to which he declined. Ms. James asked if there were any others from the public that wished to speak. With no comments the chairperson closed the comments to the public and opened comments to the Commission. With no questions/comments Ms. James called for a vote for the approval of the proposed duplex at 1803 Fillmore Street. Motion passed unanimously. 8. Case R 20-02 — 2515 & 2651 Central Freeway East: Public hearing and consideration of a request to rezone +/- 14.72 acres of land located at 2515 Central Freeway East (12.04 Acres of Block 16, Cherokee County School Lands), 2651 Central Freeway East (Garner Addition, Lot 1, Block 1) and abutting right-of-way from Heavy Industrial (HI) to Light Industrial (LI) to allow for the expansion of commercial uses and development of a recreational fitness facility and food services; and amending the Land Use Plan from Industrial to Light Industrial. Applicant: Drew Hill & Joe Bloodworth a) Public Hearing b) Take Action Chairperson Krystal James opened the public hearing at 2:50pm and asked staff to present the case. Mr. Fabian Medellin stated Mr. Drew Hill is the owner of Endunamoo Strength and Conditioning. Mr. Hill provides a service for those wanting to improve themselves by providing strength and conditioning training for all ages or athletes looking to gain muscle and improve their performance. Currently, Mr. Hill is located on Harrison Avenue; however, with his rise in clientele, he has outgrown the current facility, While searching for a new location Mr. Hill has entered into a lease agreement with the property owner of 2651 Central Freeway East. Mr. Hill reached Pianninq and Zoning 10 March 11, 2020 out to staff regarding inspections and planning. Planning staff was made aware of his request and contacted him for further assistance. The current land use is Heavy Industrial (HI) district which does not allow for Mr. Hills' proposed use. Staff believe a rezone would be the only way to help Mr. Hill with his proposed development; however, 2651 Central Freeway East is essentially isolated from any other abutting districts, completely surrounded by Heavy Industrial (HI) districts. Therefore, a petition to rezone would not be favorable due to it being considered "spot zoning". While working with Mr. Hill, staff proposed a solution of having multiple properties petition for a rezone if one of the properties abutting a Light Industrial (LI) district that included the allowed uses needed. Mr. Hill and staff reached out to some of the adjacent property owners and met with Mr. Joe Bloodworth, the property owner of 2515 Central Freeway East. Staff explained the differences in the districts, and after discussions, Mr. Bloodworth felt the rezone would allow a broader spectrum of development options. Both of the subject properties are located in the eastern portion of Wichita Falls, located near the intersection of the US 287 and Hammon Road. Currently, Mr. Bloodworth's property, 2515 Central Freeway East is a vacant, undeveloped lot and 2651 Central Freeway East, where Mr. Hill would like to occupy the building to the east. Mr. Hill would like to open up the structure and expand to allow him to provide a wide range of services such as weight lifting/turf training and also provide healthy food options. Mr. Medellin stated the rezone petition is requesting to expand the Light Industrial (LI) district that is to expand from the south up to the north to include these properties as well as amend the land use from Industrial to Light Industrial. Recently, the adjacent lot to the west submitted a petition for rezone for an entertainment venue and salons from Ms. Tressa Stoiloff, which the Commission recommended approval to City Council. To the north is Central Freeway and undeveloped land, both within a Heavy Industrial district. The properties to the west consist of land expansive developments including oilfield equipment sales, repair, and truck sales, both also within a Heavy Industrial (HI) district designation. Directly to the east of the subject properties are two wholesale distribution companies, both within a Heavy Industrial (HI) district. Just southeast of the subject site is the Wichita Falls Business Park, a 525 acre development site intended to serve light to medium distributors, manufacturers and tech operations. Mr. Medellin advised staff notified 9 property owners within the 200 foot notification area and received two "in favor". Staff recommends approval of the proposed rezoning request of +/- 11.66 acres at 2515 Central Freeway East; +E- 2.86 acres at 2651 Central Freeway East and the abutting +l- 0.2 acres of Quincy Road right-of- way to Light Industrial (LI), and amending the Land Use Plan designation of Industrial to Light Industrial. If approved, the applicant is subject to all other zoning and building code regulations for commercial -related projects. Adhering to the zoning requirements may help lessen the potential impact on the abutting and adjacent residential neighborhood and include, but are not limited to, the following: Im Planning and Zoning 11 March 11, 2020 1. Prior to issuance of a Certificate of Occupancy, a new development must submit plans for review, approval, and inspection prior to beginning operations. 2. All outdoor lighting (Zoning Ordinance - Section 4650) must be directed away from the residential areas north, south and east of the property. 3. Parking sufficient to meet the needs of the development per the standards of Section 6200. 4. Landscaping shall be provided to meet the needs requirements of Section 6800. Ms. James asked if the applicant was present and wished to make a presentation. Mr. Drew Hill stated his business provides youth and adult training, offering private and semi -private sessions. He gave a brief statement of his background. Mr. Hill was also the winner of 2019 WF Idea Contest. Ms. James asked if there were any other public comments. With no response, Ms. James closed the public discussion at 2:59 pm and opened discussion to the Commission. With no discussion from the Commission, Ms. James called for a motion. Mr. Noros Martin made a motion to recommend rezone to City Council, Ms. Casey Wendeborn seconded. Motion passed unanimously. Vill. ADJOURN The meeting adjourned at 3:00p.m. ATTEST: TeF y FI d, Director ` AV,,*- C'66Lc, 011 cE -elhWa pment Services 6 / of 7.0 Date 06 l)-o'La D to