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Planning and Zoning Commission Minutes - 08/09/2023 c- MINUTES PLANNING & ZONING COMMISSION August 9, 2023 PRESENT: Michael Grassi ♦ Member Blake Haney ♦ Member Doug McCulloch • Member Matt Marrs • Member Noros Martin • Member Paul Mason ♦Alternate No.2 Wayne Pharries ♦Member Jeremy Woodward ♦ vice-Chair James McKechnie, Deputy City Attorney ♦ City Staff Monica Aguon, City Attorney •City Staff Paul Menzies, Assistant City Manager ♦City Staff Terry Floyd, Development Services Director •City Staff Fabian Medellin, Planning Manager • City Staff Christal Cates, Senior Executive Asst. ♦City staff ABSENT: David Cook • Chairman Mark McBurnett ♦ SAFB Liaison Cayce Wendeborn ♦ Member Steve Wood •Alternate No.1 Councilor Bobby Whiteley •Council Liaison I. CALL TO ORDER The meeting was called to order by Vice Chairman, Mr. Jeremy Woodward, at 2:00 p.m. Vice Chairman Woodward proceeded to make the following comments: III. PUBLIC COMMENTS Vice Chairman Woodward asked if there were any comments from the public. With no response, Mr. Woodward closed public comments. IV. APPROVAL OF MINUTES Mr. Noros Martin made a motion to adopt the July 12, 2023, minutes. Mr. Matt Marrs seconded the motion. The motion was passed unanimously, 7-0 VII. CONSENT AGENDA Case P 23-13 — Trophy Park, Section 5 Case P 23-14 — Luther Nichols Ill Addition, Lot 1, Block 1 Planning and Zoning 2 August 9, 2023 Case P 23-15 — Plum Creek Commercial Addition, Lot 1, Block 3 Vice Chairman Woodward asked if there were any items that needed to be moved the regular agenda. Mr. Medellin stated there were no items to be moved to the regular agenda, however, Case P 23-13 — Trophy Park, Section 5, was requested to be pulled from the consent agenda by the applicants. With Case P 23-13 removed, Mr. Wayne Pharries made a motion to approve the consent agenda with Mr. Marrs seconding. The vote passed unanimously 7-0. VIII. REGULAR AGENDA 1. Case R 23-03 — 2203 Missile Road - Rezone: Public hearing to discuss a proposed rezone at 2203 Missile Road (3.43 Acres of the Lewis Wells Survey, Abstract 323), from 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. Vice Chairman Woodward opened the public hearing at 2:02 pm concerning case R 23-03. Mr. Fabian Medellin presented a review of the case. 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 were the 25ft. setback along frontages, 10ft. setback to the rear and a maximum of 35ft. in height of the structures. 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. 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 Planning and Zoning 3 August 9, 2023 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 with staff and provided the site plan the civil engineer had completed.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. 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. Planning and Zoning 4 August 9, 2023 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 for the first responses. After the second notice, only 2 responses were received, both in opposition. One of the original 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 the item was presented to Council on July 18, 2023 with staff's favorable recommendation and the unanimous recommendation for approval from the Planning & Zoning Commission. The Council tabled the discussion until August 15, 2023 to allow for additional public comments and the applicant opportunity to meet with concerned property owners. Following the City Council meeting, the applicant reached out to the concerned property owners and shared the details of the project and expressed his desire to build a quality development. Staff will recommend approval of the proposed rezoning request of +1- 3.43 acres at 2203 Missile Road to Planned Unit Development — Residential Use (PUD-RU) to City Council on August 15, 2023 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. Mr. Martin stated he had questions about the notices and the State laws requiring a super majority required for City Council. Mr. Martin also asked why the City Council tabled the case. Mr. Medellin explained it was to give the applicant time to meet Planning and Zoning 5 August 9, 2023 with concerned neighbors to gather additional feedback as requested by the City Council. Mr. Martin asked why they would have to vote on this again when the Commission had already recommended approval. Mr. Terry Floyd advised the meeting was for discussion only and no voting would be happening since they had already voted to recommend to Council the previous month. Mr. Paul Mason asked Mr. Medellin what the benefits of the approved rezone would be. Mr. Medellin stated the enhanced landscaping and the open space and landscape screening would benefit the neighborhood. Vice Chairman Woodward asked if there were any other questions from the Commission. Mr. Woodward asked if there was anyone from the public that would like to speak, there were no members of the public present. Vice Chairman Woodward closed the public hearing at 2:15 pm. IX. ADJOURN Vice Chairman Woodward adjourned the meeting at 2:16 pm. �t ,37_97)-±. � 3 David Cook, hairman Dat • i J 7 /. 7_2023 Terry Fl , Di ctor of Development Services Date