Loading...
Planning and Zoning Commission Minutes - 07/12/2023 1 MINUTES PLANNING & ZONING COMMISSION July 12, 2023 PRESENT: David Cook • Chairman Michael Grassi • Member Blake Haney • Member Mark McBurnett • SAFB Liaison Doug McCulloch ♦Member Matt Marrs •Member Noros Martin •Member Paul Mason •Alternate No. 2 Wayne Pharries • Member Cayce Wendeborn + Member James McKechnie, Deputy City Attorney ♦City staff Terry Floyd, Development Services Director • City Staff Fabian Medellin, Planning Manager • City Staff Christal Cates, Senior Executive Asst. • City Staff ABSENT: Steve Wood •Alternate No.1 Jeremy Woodward •vice-chair Councilor Bobby Whiteley •Council Liaison I. CALL TO ORDER The meeting was called to order by Chairman, Mr. David Cook, at 2:00 p.m. Chairman Cook proceeded to make the following comments: III. PUBLIC COMMENTS Chairman Cook asked if there were any comments from the public. With no response, Mr. Cook closed public comments. IV. APPROVAL OF MINUTES Ms. Cayce Wendeborn made a motion to adopt the June 14, 2023, minutes. Mr. Noros Martin seconded the motion. The motion was passed unanimously, 8-0 VII. REGULAR AGENDA 1. Case R 23-03 — 2203 Missile Road - Rezone: Public hearing to consider taking action on a proposed rezone at 2203 Missile Road (3.43 Acres of the Lewis Wells Survey, Abstract 323), from Planning and Zoning 2 July 12, 2023 Limited Commercial (LC) to Planned Unit Development — Residential Use (PUD-RU) zoning district to allow for the construction of a 48-unit multi- family complex. Applicant/Owner: Michael Grassi 'it is noted Mr. Michael Grassi, P&Z Commission member had recused himself, filing the paperwork with the City Clerk's Office for record. Chairman Cook opened the public hearing at 2:01 pm concerning case R 23-03. Mr. Fabian Medellin presented the case and stated the proposed rezone concerning 2203 Missile Road was not to allow for the development of the multi- residential complex as that was currently allowed by-right, but to petition for a reduction in the setbacks. The subject property was an undeveloped parcel of land, zoned as Limited Commercial (LC), surrounded by single family uses in a Single Family-2 (SF-2) zoning district. Mr. Medellin stated staff had previously met with the owner/applicant, Mr. Michael Grassi for a pre-development meeting to discuss the property and development options. During discussions to develop the property for multi-family uses staff advised Mr. Grassi that multi-family uses are allowed by-right, up to 25 units per acre, up to 85 units for this subject property. Development regulations discussed where the 25ft. setback along frontages, 10ft. setback to the rear and a maximum of 35ft. in height of the structures. Mr. Medellin advised the Commission that infrastructure would be reviewed and addressed in the next development step. The first step of development would be the land use, which was what the discussion was about that day. Mr. Medellin stated that the owner, Mr. Grassi, was seeking a reduction of setbacks from the roadway from 25ft. down to 15ft. and to reduce the separation requirements for access points adjacent to alleys and other lots. During the pre- development meeting with Mr. Grassi, staff advised of a rezone that takes a base zoning and modifies it to support the unique development. Mr. Grassi was requesting the setbacks so that he could develop a more aesthetically pleasing development by pushing the structures closer to the roadways, creating more space to the rear of the property to provide a larger area for parking. Chairman Cook asked if the public was having issues hearing or if there was another matter at hand in the audience. A public guest stated they could not hear. Mr. Medellin adjusted his microphone and moved closer. The public stated they could then hear. Mr. Medellin recapped all information he had previously given. Staff advised Mr. Grassi the development of a Planned Unit Development (PUD) had a give and take. The PUD could relax some of the setbacks while enhancing some sections of the ordinance to provide a unique and more elegant development. After the meeting, Mr. Grassi contracted a civil engineer to work on the site designs and gather preliminary calculations on infrastructure. Mr. Grassi continued working Planning and Zoning 3 July 12, 2023 with staff and provided the site plan the civil engineer had completed, which was also provided as a handout along with the meetings agenda so that the public could see the proposed plan as well as the Commission. Staff reviewed the site plan, noting the setback reductions and curb cut locations as discussed; however, with Mr. Grassi requesting the PUD, staff also made requests to protect and enhance the development. Mr. Medellin laid out the requirements staff had for the PUD. Conditions of PUD • Maximum of 48 Dwelling Units (12 Quadruplexes) • Single story structures only • Reduced setbacks of 15ft. along street frontages • Reduction of distance of curb cuts from adjacent properties and alleys • Decorative wrought iron fencing with brick columns along Hooper Drive, Greentree Avenue and Missile Road. • Enhanced landscaping — open space/landscape screening Mr. Medellin displayed photos of a developed complex provided by the applicant to show what the fencing would be modeled after, giving an example to the Commission. Mr. Medellin noted in addition, to the example photos given there would be additional landscaping required as the photos show only minimal landscaping. Mr. Medellin displayed the applicant's site plan as well as providing large prints of the site plan to public attendees. Mr. Medellin noted the dual access points, created one drive from Hooper Drive to Greentree Avenue. Staff believes this is the best location to access the site as Missile Road is a minor arterial road on the City of Wichita Falls Thoroughfare classification, and as such is intended to facilitate and help move traffic from one neighborhood to the next, or to the next highest classification road to move them further beyond the neighborhoods to another portion of town. Public Works did not want to allow any access points along Missile Road as it is a minor arterial road. Mr. Medellin stated the two entrances would allow for sanitation trucks to enter and exit safely, allowing each unit its own rolling poly-cart for sanitation services. Staff believes the two curb cuts will help with the flow of traffic versus funneling all traffic in and out of one access point. Mr. Cook asked if the public was having problems hearing again as there continued to be disruptions in the audience. A member of the public stated staff was "passing up a lot of things that was ambiguous to the case". Chairman Cook stated this was the time when staff presented the case to the Commission. Once staff finished the presenting, the public would have a time to express their opinion and then asked Mr. Medellin to continue. Planning and Zoning 4 July 12, 2023 Mr. Medellin directed attention back to the site plan and advised at the center of the plan there was a detention area that captured water and would additionally capture the increased runoff created by the development. Another element Mr. Medellin advised the Commission of was the proposed paved, internal walking trail inside the complex. In addition, Mr. Grassi would also be constructing a sidewalk outside of the complex, running along Missile Road for pedestrian's safety. Mr. Medellin stated each unit would consist of 2 bedrooms and 2 bathrooms, geared toward military housing. Each unit would be required to have 2 parking stalls, for a total of 96 parking stalls for the complex. Mr. Medellin stated staff had mailed 50 notices to surrounding property owners within 200ft. of the subject property. A total of 14 responses had been received, 10 opposed and 4 in favor of the proposed development. Staff had provided maps, staff reports and phone calls to concerned citizens to help them make an informed decision. One of the concerns listed on some of the opposed responses was an increase in traffic on Missile Road. Mr. Medellin clarified that Missile road was a minor arterial street with a recommended usage of 16,000 vehicles a day. As of 2020, the recorded usage was shy of 6,000 vehicles a day, only a one third of the capacity recommended. Another listed concern was for pedestrian safety, which Mr. Grassi has addressed with the construction of the sidewalk along Missile Road providing a safe place to walk. Privacy was another concern listed that staff has also taken into consideration and it is noted there will be 6ft.fences at the rear of the property. Grading will also be needed and will be leveled out, lowering the property 3-4 ft. That along with the 6 ft. fencing would be a 10ft. difference leaving only rooftops visible. The last item of concern was listed as infrastructure. Utilities will be addressed in the next phase of platting. Mr. Grassi had already contracted a civil engineer that produced a site plan with noted future work to be done. The Public Works department has preformed testing on-site and stated the pressure was adequate and could handle the requirements the 48 units would need. Mr. Medellin stated there had been recent work performed by the Public Works department on that area but also stated there made be some upgrades needed for the sewer lines. As the developer, Mr. Grassi is aware he will be required to perform such upgrades at his expense. Mr. Medellin stated after all research and possible impacts taken into consideration, staff recommended the approval of the proposed rezoning request of +/- 3.43 acres at 2203 Missile Road to Planned Unit Development — Residential Use (PUD-RU) subject to the following developmental requirements: 1 . 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. Planning and Zoning 5 July 12, 2023 Chairman Cook asked Mr. Medellin what was allowed by-right in the Limited Commercial (LC) zoning district. Mr. Medellin stated multi-family uses, up to 25 units per acre, meaning Mr. Grassi could place up to 85 units on the subject property. Residential uses and some commercial uses are allowed, all capped by square footage, along with some civil uses. Mr. Medellin advised the Limited Commercial (LC) zoning district was intended to serve as a buffer between residential uses and more intense commercial uses. Chairman Cook asked if the applicant/owner was present and wished to make a presentation. Mr. Michael Grassi, #7 Amber Valley, was present and stated staff had covered everything in their presentation and this was a private investment of $6 million dollars in to the City of Wichita Falls, for use by military families while stationed at Sheppard Air Force Base. Mr. Grassi stated he is providing more development amenities than what is required by ordinance to bring an upscale complex to the neighborhood as well as future improvements to infrastructure. Mr. Doug McCulloch advised he appreciated that Mr. Grassi was not building the maximum units that he could by-right as allowed for in the current zoning of the subject property. He asked about the placement of the sidewalk that would run along Missile Road and if it would be constructed right next to the curb or further away. Mr. Grassi stated the sidewalk would not be located right next to the curb, that it would have a landscaped area between the curb and sidewalk. Mr. McCulloch next asked about the fencing and what the spread would be between each column. Mr. Grassi stated he believed it would be about 32ft. but was not sure. It would be an even number of feet in between. Mr. McCulloch asked if Mr. Grassi would be provided extra guest parking stalls. Mr. Medellin advised the Commission the required two stalls factored in allowed for guest parking. Mr. McCulloch apologized for having many questions but believes this will help make a better-informed decision. He asked how sanitation utilities would be in the complex. Mr. Grassi advised each unit would have their own poly-cart that would be rolled to the specified pick-up location along the fence on the south side of the subject property for City sanitation trucks. Lastly, Mr. McCulloch asked if there would be a designated play area and if at anytime would the quadruplexes be divided and sold. Mr. Grassi stated there is an area for play and dog park on the subject property and that at no time would the properties be divided and sold, so it would remain one singular parcel. Chairman Cook asked Mr. Grassi what the current appraisal was on the property and what it is projected to be with the development completed for tax purposes. Mr. Grassi stated currently he is paying taxes for the property appraised at $22,000. Once development has been completed, it will generate tax revenue off of approximately $6 million dollars. Chairman Cook stated the Commission would now hear comments from the public. The public must come to the microphone, state their address and would be given three minutes to speak. Planning and Zoning 6 July 12, 2023 Ms. Debra Reed, 5500 Hooper Drive, stated she was upset over the paper notices she received and not being able to navigate the website. She advised she had concerns about the exits out of Hooper Drive where there is located a school crosswalk. Ms. Reed stated she went door to door and collected 25 signatures on a petition opposing the rezone. She has concerns about pedestrian safety, detention areas and sewer capacities as she has lived there for 38 years. Ms. Reed also stated the City of Wichita Falls staff was making decisions regarding a school in the Burkburnett School District. Chairman Cook thanked Ms. Reed for her work in the community and gathering the signatures, and advised the petition be given to Mr. Fabian Medellin as this would go to City Council on July 18th, 2023. Mr. Cook apologized to Ms. Reed about the website not working for her and advised there were other options given for contacting City staff. Chairman Cook stated street, pedestrian safety and infrastructure could not be addressed by the staff or the Commission as those were issues addressed in the next phase of platting by the Public Works department and outside of the Planning & Zoning Commissions jurisdiction. The Commission and staff could address the rezone and the zoning process and any questions related to it. Chairman Cook advised Ms. Reed she could present her questions to the Public Works staff and City Council at the public meeting July 18th, 2023 in the very same council room the current meeting was taking place. Ms. Margaret Hawkins, 5502 Hooper Drive, stated her husband used to be a City Councilman and she has never heard a chairman tell the public there was nothing they could do or couldn't help. Ms. Hawkins stated the area was too hazardous for children as it was and the City was going to allow additional use. She stated the staff didn't care about the children or their safety. Ms. Hawkins advised there was no need for the additional housing as there were available apartments to rent at other complexes and that staff for one should consider what the tax payers want and be considerate of them and not what staff wants. Chairman Cook stated that, it was not being said that staff didn't care about the children, to which Ms. Hawkins stated that wasn't true and she didn't want to talk to Chairman Cook. Mr. Cook stated since Ms. Hawkins wished not to continue the floor would be given to the next in line for public comments. Mr. Lamar Murphey, 5501 Hooper Drive, stated he was upset about the curb cut on Hooper Drive and the fact that the paper notices sent had a different last name for the email address to return responses than what was listed on the website even though he mailed his in and called the office and had multiple conversations with the planning manager and Director of Development Services. Mr. Murphy was also upset about detention and that the fencing Mr. Grassi would be installing would not stop trash from blowing around, and also that the community was told in the original plans that there would be no access on Hooper Drive. Mr. Murphey then stated the only issue he had was increased traffic. Chairman Cook asked Mr. Grassi if he could address the comments about an original plan. Mr. Grassi stated the site plan he presented and that was given to the Commission and handed out to the public was the only site plan he has done for Planning and Zoning 7 July 12, 2023 the subject property and has no idea what original plan Mr. Murphey was talking about. It is believed there may have been previous plans possibly another owner of the vacant property. Mr. Terry Floyd, Director of Development Services apologized for the typo on the notification letters that were mailed out and advised corrections have been made so that this mistake would not happen in the future. Chairman asked if there were any other comments from the public. Ms. Hawkins stated she wanted to go again. Chairman Cook asked it there were any comments or questions from the Commission. Ms. Cayce Wendeborn stated Mr. Grassi could have went much larger than he presented in his site plan, but has chosen to not do so and had committed to more than what was required. Mr. Cook stated again to the public that the Planning & Zoning Commissions could not speak for other departments or make concessions on their behalf. The issues the public has would need to be addressed by those departments on July 18th, at the City Council meeting. Mr. Paul Mason asked for clarification on the quadruplexes, if they would all be 2 bedrooms. Mr. Grassi advised that was correct. Ms. Hawkins approached the microphone and stated she apologized for her previous behavior and language but that when she listened to Chairman Cook speak she only heard negativity and that she couldn't handle that. She asked that Chairman Cook please accept her apology. Chairman Cook accepted the apology and reminded the public there would be a City Council meeting held at 8am on July 18th, 2023 where they could voice their concerns. Mr. Cook closed the public hearing at 2:57 pm and asked for a motion to recommend the approval of the rezone to City Council. Ms. Cayce Wendeborn made the motion with Mr. Noros Martin seconding. Chairman Cook called for a vote and the motion passed unanimously 8-0. VIII. ADJOURN Chairman Cook adjourned the meeting at 2:58 p.m. X/?/,,,i2 3 J- =d1" y and ce-Chairman Da e de..* 4/71, 3 Terry Fl d, Director OTDevelopment Services Date