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Planning and Zoning Commission Minutes - 11/12/2003MINUTES PLANNING & ZONING COMMISSION November 12, 2003 PRESENT: Cliff Berg, Chairman Charles Barr Cayce Cleary Steve Lane L. O. Nelson Patrick Powers Rusty Sons Ken Birck Marty Odom, Planner II Paul Stillson, Planner II Karen Montgomery- Gagne, Planner III Diane Parker ABSENT: J. C. Bradberry Susan Wood Reeves Bill Rowland I. CALL TO ORDER The meeting was called to order by Chairman Berg at 2:00 p.m. II. APPROVAL OF MINUTES i RECEIVED IN CITY CLERK'S OFFICE Date I By PC, Time 0© • Members • Alternate #2 • Alternate #1 ♦ City Staff ♦ ♦ Members Ms. Cleary made a motion to approve the minutes of the October 8, 2003 meeting. Mr. Barr seconded the motion. The minutes were approved with a unanimous vote. III. CONSENT AGENDA Public Hearing on Preliminary Plats The Planning & Zoning Commission recommended approval of the following plat(s) subject to the Standard Conditions of Approval for Preliminary Plats and any specific conditions listed below: Standard Conditions of Approval for Preliminary Plats Provide utility and drainage easements as required by utility companies and the Director of Public Works. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 1 Submit water and sewer plans to the Utilities Engineer; water plans to the Fire Marshall and street, sidewalk and drainage plans to the Director of Public Works. Drainage plans must be complete enough to include impact on surrounding property and include detention facilities as required by Director of Public Works. Coordinate street lighting plan and provide utility easements as required by the Director of Traffic and Transportation. Submit two (2) copies of corrected preliminary plat to Planning Division before final platting. Note: Approval of a plat does not imply development of property in violation of the Zoning Ordinance. 1. Chaparral Lane Addition, Lots 1 & 2 (Nov. 2003) a. Label portion of Chaparral Lane being dedicated as "proposed to be dedicated." Label existing unused cul -de -sac right -of way as "proposed to be vacated." b. Minimum lot with in Single Family -1 is 60 feet. Please reconfigure lots accordingly. C. Extend water to serve proposed lots. (PUBLIC WORKS) d. Provide approved sanitary sewerage systems. (PUBLIC WORKS) e. Comply with curb and gutter provisions of City of Wichita Falls ordinance. (PUBLIC WORKS) f. Provide stormwater detention for lots over two acres. (PUBLIC WORKS) g. Area has not been reviewed for suitability of septic system. (HEALTH) h. Existing easement needs to be added. (ONCOR) Public Hearing on Final Plats The Planning & Zoning Commission recommended approval of the following plats subject to the Standard Conditions of Approval for Final Plats and Replats and any specific conditions listed below: Provide utility easements as required by utility companies and Director of Public Utilities, and drainage easements as required by Director of Public Works. Submit water and sewer plans to the Utilities Engineer; water plans to the Fire Marshall; and street, sidewalk and drainage plans to the Director of Public Works. Drainage plans must be complete enough to include impact on surrounding property and include detention facilities as required by Director of Public Works. Coordinate street lighting plan with Director of Traffic & Transportation, if underground electric utilities are to be provided. Note: Approval of a plat does not imply development of property in violation of the Zoning Ordinance. 1. Chaparral Lane Addition, Lot 2 (Nov. 2003) a. Minimum lot with in Single Family -1 is 60 feet. Please reconfigure lots accordingly. b. Label Chaparral Lane being dedicated "Herein dedicated." PLANNING & ZONING COMMISSION November 12, 2003 PAGE 2 C. Minimum lot with for Single Family -1 is 60 feet. Please reconfigure lots accordingly. d. Extend water via proposed right -of -way to serve lots. (PUBLIC WORKS) e. Provide approved sanitary sewerage system. (PUBLIC WORKS) f. Comply with curb and gutter provisions of City of Wichita Falls ordinance. (PUBLIC WORKS) g. Area has not been reviewed for suitability of septic systems. (HEALTH) h. Adding existing easements to plat. (ONCOR) 2. Fountain Park, Section 23 -B, Lot 22, Block 46 (Nov. 2003) a. Provide utility slips. b. Property fronts on a state access controlled highway. Coordinate any curb cuts with TxDOT. Access management policies may limit or prohibit curb cuts along this road. C. Extend water and sewer, if not already provided. (PUBLIC WORKS) d. Proposed "Oncor" easement must be labeled as "utility easement." (PUBLIC WORKS) e. Provide stormwater detention per City of Wichita Falls ordinance. (PUBLIC WORKS) f. Additional easements required. (ONCOR) 3. Horseshoe Bend Estates, Lots 9 -13 & 9 -C, Block 1 (replat) (Nov. 2003) a. Provide utility slips. b. Label row widths and label as "previously dedicated." C. Label dimensions of lots along the north line of the plat. d. Extend water to serve all proposed lots. (PUBLIC WORKS) e. Extend sewer, or provide approved sanitary sewerage service. (PUBLIC WORKS) f. Comply with curb and gutter provision of the City of Wichita Falls ordinance. (PUBLIC WORKS) g. Each lot must be at least one -half acre without a water well and one acre with a water well. (Health) 4. Hursh Subdivision, First Section, Lots 12 -A & 12 -13, Block 3 (replat) (Nov. 2003) a. Provide utility slips. b. Property fronts on a state access controlled highway. Coordinate any curb cuts with TxDOT. Access management policies may limit or prohibit curb cuts along this road. C. Additional easements needed, notified Cornerstone Engineering. (ONCOR) 5. Knox Addition, Lots 1 & 2, Block 1 (Nov. 2003) a. Provide utility slips b. Show Wildrose Street right -of -way width and label "previously dedicated." PLANNING & ZONING COMMISSION November 12, 2003 PAGE 3 C. Property fronts on a state access controlled highway. Coordinate any curb cuts with TxDOT. Access management policies may limit or prohibit curb cuts along this road. d. Extend water and sewer to serve all proposed lots. (PUBLIC WORKS) e. Provide stormwater detention in accordance with City of Wichita Falls ordinance. (PUBLIC WORKS) f. Not comments if using city sewer. (Health) g. Additional easements required, notified Cornerstone Engineering. (ONCOR) 6. Vietnamese Catholic Church Addition, Lot 1, Block 1 (Nov. 2003) a. Provide utility slips. b. Show Kovarik Road intersection and right -of -way to clarify location. C. Property fronts on a state access controlled highway. Coordinate any curb cuts with TxDOT. Access management policies may limit or prohibit curb cuts along this road. d. Extend sewer line or provide approve sewerage system. (PUBLIC WORKS) e. Provide for conveyance of stormwater via dedicated easement and per City of Wichita Falls criteria. (PUBLIC WORKS) f. Provide stormwater detention as per City of Wichita Falls criteria. (PUBLIC WORKS) g. Area has not been reviewed for suitability of septic system use. (Health) h. Add existing easements to plat. (ONCOR) Mr. Sons made a motion to approve the Consent Agenda. Mr. Nelson seconded the motion. The Consent Agenda passed with a unanimous vote. IV. REGULAR AGENDA 1. Notification Replat Country Club Estates, First Section, Lots 4 -A & 4 -B, Block 46 2000 Irving The applicant requested to subdivide this residential lot into two lots. He resides on one of the proposed lots and intends to sell the second lot. This replat shows reduced building limit lines that vary from the original plat. Staff recommended approval of this plat subject to the condition that the building limit lines be adjusted to be consistent with the setbacks of the existing house (2000 Irving) and the houses within the area. Eight surrounding property owners were notified of this request. One responded in favor and one was opposed. Ms. Cleary made a motion to approve this plat with the setback condition. Mr. Sons seconded. The vote was unanimous in favor of approval. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 4 2. Notification Replat Lots 1, 2, & 3, Block 6 -A, W. E. Wilson's Acre Block Addition 906 & 911 Gerald Street Habitat for Humanity, the applicant, requested this replatting of two lots into three lots in order to build three houses. The Zoning Board of Adjustment approved a variance on October 22, 2003 to allow platting of 49 -foot wide lots instead of the required 50 -foot width. Staff recommended approval of this plat. Fifteen surrounding property owners were notified of the request. One responded in favor and none were opposed. Mr. Barr made a motion to approve this notification plat. Mr. Birck seconded. The plat was unanimously approved by the Commission. 3. Case R 03 -11 Rezone from SF -2 to GC 3259 Southwest Drive 219 & 223 Valley View Drive /Loop 11 Cynthia A. Wittman, Ronny L. Brumbelow, and Carlson T. Stewart requested the rezoning of three parcels at the intersection of Valley View Drive /Loop 11 and Southwest Drive. The applicants respectively reside on these lots and proposed to use the rear of their properties to develop a self- storage /mini warehouse facility. Staff did not recommend approval. The primary concern was the residential area to the east of Loop 11. Other concerns were the increase in traffic and types of vehicles that would use Wyneth Drive to access the mini warehouses. Twenty -one surrounding property owners were notified of this request. None replied in favor, five were opposed. Twenty -six responses, all marked opposed, were received from property owners outside of the 200 -foot notification area. Twenty -four additional responses were presented to Mr. Odom just prior to the meeting. Chairman Berg commented there was overwhelming opposition to this case. Mr. Birck made a motion to recommend approval of this rezoning request to City Council. Mr. Barr seconded the motion. Mr. Carlton Stewart stated the entrance would be from Loop 11 with the office at the Brumbelow residence, 219 Valley View. The back of the property would be fenced and not visible from Loop 11. The fence would provide a visual screen for the six houses located behind these properties. He described the proposed business as being a good tax base for the community and would provide mini warehouses for the surrounding area. He stated there are 15 houses fronting Loop 11 with the remainder being businesses. He stated that General Commercial is the only zone permitting mini warehouses. Mr. Tom Toney, 3216 Galloway, stated there are two storage facilities within four to five blocks of this location. He also commented that there is no guarantee this property would always be mini warehouses. Mr. Toney commented that Wichita Gardens was planned as a residential PLANNING & ZONING COMMISSION November 12, 2003 PAGE 5 area with large lots and pecan orchards. He asked the Commission to consider the neighbors' monetary investment as well as civic investment by maintaining the integrity of this neighborhood. Mr. Recil Joyce, 3217 Southwest Drive, stated he was concerned with an additional increase in traffic. Ms. Diana Whited, 3249 Southwest Drive, stated concerns for safety of the neighborhood children, an increase in traffic, and further expansion of commercial establishments in the area. Ms. Judy Ricketts - Wetsel, 3115 Southeast Drive, stated she was the chairman of the Wichita Gardens Neighborhood Watch Association. She stated the median age of the neighborhood was 65 -70 years, retirees who chose to live there. Ms. Ricketts - Wetsel explained that the neighbors strive to keep their neighborhood a quiet, serene area. She expressed concern for the increase in traffic. She asked the Commission to consider how this commercial development could harm this area. Mr. Nelson asked where the storage units would be located on the three lots. Mr. Stewart explained the center and south lots would have metal warehouse buildings behind the houses with fencing surrounding all three lots. There is a drive proposed for entrance into the property between the center lot and the southern -most lot. The houses will remain on the property as residences. Mr. Nelson stated that he did not think mini warehouses were an intensely commercial use. He commented that General Commercial zoning was over -kill for mini warehouses as well as not being suitable for this area. Chairman Berg agreed with Mr. Nelson by stating General Commercial would be a severe change in zoning for this area. The audience indicated by a show of hands that they were in favor of absolutely no commercial activity being located at the proposed location. Mr. Nelson asked if there would be opposition to Limited Commercial and the audience responded positively. Mr. Powers suggested the applicants pursue another location. Mr. Birck stated this older neighborhood was unique with ownership pride of a quiet, serene neighborhood. He commented that General Commercial was too severe and he would be opposed. The vote was zero (0) in favor and eight (8) opposed. The motion to recommend the rezoning Council failed. 4. Case C 03 -64 Carport 1630 Las Vegas Trail Ms. Phyllis Thomas requested a conditional use permit to construct a carport in the front setback of her residence. There are two properties in the neighborhood with carports in the setback. Twenty -seven surrounding property owners were notified of this request. Five responded in favor, none were opposed, and one responded as undecided. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 6 Ms. Cleary made a motion to approve and Mr. Lane seconded. The vote was unanimous in favor of approval. 5. Case C 03 -65 Carport 4615 Tradewinds Road Ms. Lisa Pickett requested a conditional use permit to construct a carport in the front setback of her residence. There are two properties in the neighborhood with carports located in the setback. Twenty -eight surrounding property owners were notified of this request. Two responded in favor and one was opposed. Mr. Lane made a motion to approve this carport. Mr. Sons seconded. The carport passed with a unanimous vote in favor. 6. Case C 03 -67 Carport 2313 Doris Street John and Brenda Cunningham requested a conditional use permit to construct a carport in the front setback of their residence. One property in the neighborhood has a carport in the front setback. Twenty -two surrounding property owners were notified of this request. Five responded in favor, none were opposed, and one responded as undecided. Mr. Barr made a motion to approve this carport. Ms. Cleary seconded. The vote was unanimous in favor of approval. 7. Case C 03 -68 Carport 5124 Parklane Drive Ms. Lana Kennedy requested a conditional use permit to construct a carport in the front setback of her residence. There is one carport in the setback in the neighborhood. Thirty -one surrounding property owners were notified of this request. Four responded in favor and none were opposed. Mr. Sons made a motion to approve this carport request. Mr. Nelson seconded. The carport passed with a unanimous vote in favor. 8. Case C 03 -70 Carport 411 West Rogers Mr. Paul Gauthier requested a conditional use permit to construct a carport in the front setback of his residence. There are no properties within 200 feet of this residence with carports in the setback. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 7 Twenty -five surrounding property owners were notified of this request. Thirteen responded in favor, none were opposed, and two responded as undecided. Ms. Cleary made a motion to approve this carport. Mr. Sons seconded the motion. The carport was approved with a unanimous vote in favor. 9. Case C 03 -73 Carport 4106 Wrangler Drive Mr. David Reel requested a conditional use permit to construct a carport in the front setback of his residence. There are five properties within 200 feet of this address that have carports in the setback. Thirty -four surrounding property owners were notified of this request. Four responded in favor and none were opposed. Mr. Sons made a motion to approve this carport request. Ms. Cleary seconded the motion. The carport was approved 10. Case C 03 -66 Communications Tower 3904 Lawrence Road The City of Wichita Falls is requesting a conditional use permit to locate a communications tower with a height of 480 feet at the City's Transfer Station. The tower will be used for public safety communications for the Police and Fire Departments. Staff received notifications from Sheppard Air Force Base and the officials at Kickapoo Airpark stating that no adverse impact would occur with the tower's height if it were restricted to the required 1,465 feet above mean sea level. The Zoning Ordinance requires the street and property line setbacks for towers to be equal to the overall height of the tower. This Commission can approve setback reductions if there is sufficient evidence showing the fall characteristics are contained within the same property. This proposed tower met the setback requirements for the south and east property lines. The applicant proposed setbacks from the north property line were 300 feet and from the west, 200 feet. Data provided by the tower installation and service company indicated the fall radius of the debris would be contained to the property during a catastrophic event. Staff felt all criteria had been met and recommended approval. Twelve surrounding property owners were notified of this request. One responded in favor and none were opposed. Mr. Sons made a motion to approve this request for a communications tower. Mr. Lane seconded. Mr. Matt Benoit, Assistant City Manager, discussed the fall radius with the Commission. It was explained that most tower collapse instead of falling straight over. Chairman Berg inquired about moving the tower to the east. Mr. Benoit stated that it was positioned at the shown PLANNING & ZONING COMMISSION November 12, 2003 PAGE 8 location to avoid obstruction of the Transfer Station's operations. He further stated the City was in the process of obtaining FAA approval which he estimated to be received by the second week in December. Mr. Paul Clark, representative of the 14 -acre tract to the west of the proposed location, stated he had concerns about the proximity of the proposed tower to his property. He further explained this property was highly marketable as multi - family or commercial but the tower's location could have the potential of limiting development. He stated he would prefer the setback to be in the 250 —300 foot range and suggested tabling this item until negotiations between his firm and the City were complete. Mr. Birck also suggested waiting until FAA approval was received noting that this is a critical tower for the City. Mr. Powers mentioned his concern that the tower would be an eyesore in this economically important area. He suggested choosing another area of the City. Mr. Benoit stated the communications consultant working with the City determined that the location for the best coverage would be the southwest part of the City. Mr. Powers asked about the area around Memorial Stadium. Mr. Benoit replied that areas were considered that already had the proper Light Industrial zoning as well as available land to accommodate a tower. Mr. Birck predicted extensive opposition with the Memorial Stadium location. Mr. Powers commented that design contractors have been successful with aesthetically disguising towers. Mr. Benoit stated the consultant designed the specifications to be industry- standard for a 350 -foot tower. He stressed that the location must accommodate this size of tower or two tower locations would be required. Mr. Benoit stated the Cypress Water Treatment Plant was another option but after investigation it was determined it did not offer the coverage to the east as well as the Transfer Station. He also noted that the Treatment Plant would be expanding in size and more land is available at the Transfer Station. Mr. Nelson asked about the determining factor between the 350 -foot tower and the 480 foot one. Mr. Benoit stated 480 feet would give additional City coverage and offer available space for another user. City Council will make the final determination about the size of tower. Chairman Berg asked if Mr. Benoit would be agreeable to tabling this request until more information is received by the City and he and Mr. Paul Clark's could meet. Mr. Benoit totally agreed. After receiving FAA approval, the City would be better able to define the tower's actual position on the tract. Mr. Nelson made a motion to table this conditional use request until the City receives FAA approval and they are able to work with surrounding property owners. Mr. Sons seconded. The motion was passed with a unanimous vote in favor of approval. V. OTHER BUSINESS 1. Research and Analysis of Existing Limited Commercial Zoning Along Kell Freeway (Holliday to Colquit Road) and Kemp Boulevard (Avenue C to Avenue M) to Assess the Potential Need for an Intermediate Zoning District Ms. Gagne gave a detailed presentation of staffs research which consisted of three proposals, including advantages and disadvantages, for rezoning the two areas: PLANNING & ZONING COMMISSION November 12, 2003 PAGE 9 1) Limited Commercial zoning district and boundaries to remain unchanged; 2) Rezone to General Commercial zoning; or 3) To develop an intermediate zoning district, Corridor Commercial). Ms. Gagne stated that neighborhood input was of the utmost importance. She explained that a format of neighborhood meetings would be preferable instead of mass mailings since this project is not budgeted. Chairman Berg stated that he felt that leaving the existing zoning was not the best option nor would changing it to General Commercial be advantageous. He commented that the third option would probably be best accepted by the neighborhood. He also stated that neighborhood notification was mandatory and perhaps this project should be postponed until budgeted. Ms. Cleary stated she was in favor of Corridor Commercial zoning. Mr. Birck inquired about the Thoroughfare Plan public review. He asked about neighborhood notification for the meetings. Mr. Stillson replied that direct mail for neighborhood notification had not been done previously. Mr. Birck commented that those meetings were well attended by citizens. Chairman Berg again stated that neighborhood notification would be critical for this process Mr. Birck suggested this Commission withhold their intentions until public comments have been received. Chairman Berg reminded Mr. Birck that this item was not being voted on and the object of this discussion was to receive this Commission's comments. Mr. Nelson stated that he would be in favor of three neighborhood meetings rather that one meeting. Ms. Gagne further explained the inception of the Corridor Commercial zoning and listed the uses not permitted in this zone. Chairman Berg stated it is the general consensus of this Commission to proceed with as much neighborhood notification and input as permitted by budgeting and time constraints. 2. Zoning Amendment Adding Mini Warehouse to Limited Commercial Zoning as a Conditional Use Mr. Odom explained that currently mini warehouses are not allowed in LC zoning as permitted or conditional uses. This proposal would require mini warehouse applicants to obtain conditional use approval. Chairman Berg stated he approved of this process. Mr. Birck agreed. Mr. Sons made a motion to recommend City Council approve mini warehouse facilities as a conditional use in Limited Commercial zoning. Mr. Nelson seconded the motion. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 10 Mr. Jon Moller, 1528 Seventeenth Street, inquired about the mini warehouse between Harrison and Taft. He also stated that it appears to him that the conditional use process does not appear to prohibit blight in a neighborhood. He asked if there would be a merger (of this request) with the proposed Kell -Kemp rezoning. Chairman Berg stated this addition was initiated because there have been previous rezoning changes to LC conditioned zoning to allow this use (mini warehouses) throughout the City. Mr. Moller stated there is a mini warehouse without concrete driveways between Holliday and Kemp on the north side of Kell. Mr. Birck asked if mini warehouses currently constructed are required to have paved drives; Mr. Odom responded in the affirmative. He further stated he would research the Kell site to determine if it was constructed prior to the effective date of the paving ordinance. Chairman Berg asked Mr. Odom to report to the Commission in December. The vote was unanimous in favor of approval. 3. Proposed Amendments to Appendix A, Section 6.10, Lots and Setbacks Section to the Subdivision and Development Regulations Mr. Odom explained that this amendment would further clarify the Subdivision Ordinance regarding setbacks. He noted that in April, 2003, the setback requirements were removed from the Zoning Ordinance and placed in the Subdivision and Development Regulations Ordinance. Mr. Lane asked if there were additional setback requirements. Mr. Odom stated that it is the same as it was in the Zoning Ordinance in April. Ms. Cleary made a motion to recommend approval to City Council of the proposed amendments to Appendix A, Section 6.10 Lots and Setbacks Section of the Subdivision and Development Regulations. Mr. Lane seconded. The vote was unanimous in favor of approval. 4. Thoroughfare Plan Amendment Reclassification of Airport Drive (F.M. 890) from Proposed Intersection with Loop 11 to Spur 325 Mr. Lane made a motion to recommend approval to City Council of this amendment to the Thoroughfare Plan to reclassify Airport Drive, (F.M. 890) from the proposed intersection with Loop 11 to Spur 325, from a minor arterial with a minimum of 90 feet right -of -way to a major arterial with 120 feet right -of -way. Mr. Nelson seconded the motion. Ms. Gagne stated staff was in the process of reviewing the Thoroughfare Plan to determine if roadways provided sufficient capacity with relation to the City's long -term growth. She also stated there have been recent meetings with TXDOT and property owners regarding the extension of Airport Drive and Loop 11. She explained staff's recommendation to upgrade Airport Drive from a minor arterial to a major arterial. She reviewed the basis of this recommendation with the Commission. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 11 Eighteen surrounding property owners were notified of this proposed amendment. Three were in favor and one was undecided. Mr. Bobby Schaaf stated this proposal would be a positive move for Wichita Falls. Mr. Schaaf stated he had a conversation with Mr. Joe Nelson, TXDOT, inquiring about the completion date of this project. Mr. Nelson stated it would take 18 months after the right -of -way is obtained. He continued by stating this would be "the biggest shot in the arm" the north side of Wichita Falls has seen. Mr. Schaaf stated his concerns were commercial development in close proximity to the this area and potential problems in development. Mr. L. O. Nelson asked if the process would be easier if this proposal was not on the Thoroughfare Plan. Mr. Schaaf explained, by way of example, the Lawrence Road area as it related to the Wal -Mart development. Contract price reduction, by Mr. Schaaf, to Wal -Mart was the only remedy. Mr. Schaaf requested that, if a project is not imminent, that it not be placed on the Thoroughfare Plan in order to not impede commercial property development. Mr. Odom stated this is a proposal to accommodate traffic that proposed commercial development would generate. The increase in right -of -way widths will accommodate the increase in traffic. Mr. Schaaf stated that he did not have a problem donating right -of -way. But he did state that this proposal, from 1 -44 to Spur 325, being on the Thoroughfare Plan might hinder development. He was supportive of the proposal from 1 -44 to Airport Drive stating that this was more realistic. Ms. Gagne noted that Planning staff and Public Works staff felt the reclassification should extend to Spur 325 and not to Burk Road. Mr. Birck asked if this proposal was essential for the widening of Airport Drive. Ms. Gagne stated the State shows that it is a principal arterial even though the City's plan shows it as a minor arterial. She stated that problems might occur if City's plan did not concur with TXDOT's. Mr. Lane asked if it is planned for the future by TXDOT and by the City, would it be a hinderance to not show it in our Thoroughfare Plan. Ms. Gagne stated it would be difficult to negotiate right - of -way. He then asked if it were on the Thoroughfare Plan now, would the City currently negotiate for those rights -of -way. Ms. Gagne stated that the Thoroughfare Plan is a document to aid in long -range planning for developers. Mr. Birck asked if TXDOT were to pursue this project, would the City have the funds to participate. Ms. Gagne responded that project would be handled through the City Manager's Office with participation by the City Property Manager and the Metropolitan Planning Organization. Mr. Jon Moller stated that he would be in favor of taking the major arterial to Spur 325 to avoid any conflicts and to expedite TXDOT's plans. PLANNING & ZONING COMMISSION November 12, 2003 PAGE 12 M Mr. Birck asked if the TXDOT project could happen even if it's not on the Thoroughfare Plan. Ms. Gagne responded that technically it could but logistically it would be advantageous for the City to already have made the change to the Thoroughfare Plan. Mr. Nelson stated that Mr. Schaaf's points were well taken, especially about not placing long - range (20 -30 years) plans on the Thoroughfare Plan. He stated he would be in favor of this proposal. The vote was unanimous in favor of approval. 5. City Council Update Rezoning of Kell Blvd. and 17`h Street from Limited Commercial to General Commercial Rezoning Windmill Lake Addition from General Commercial to Single Family -2 Mr. Odom stated both items were passed by City Council. The televised segment of the meeting was concluded. VI. PUBLIC COMMENTS No one in the audience wished to comment. VII. DISCUSSION OF ITEMS OF CONCERN TO P&Z MEMBERS Mr. Barr stated that to develop a Planned Unit Development (PUD) five acres are required. He noted that financing is more readily available to developers if the PUD is smaller that five acres. Other cities are developing PUD's with less than four acres. He requested that staff review the acreage requirements for PUD's. VIII. ADJOURN The meeting adjourned at 4:15 p.m. Cliff Berg, Chairman ATTEST: David A. Clark, Director Date Date PLANNING & ZONING COMMISSION November 12, 2003 PAGE 13