Planning and Zoning Commission Minutes - 04/17/2024 MINUTES
PLANNING & ZONING COMMISSION
April 17, 2024
PRESENT:
Blake Haney ♦Member
Michael Grassi •Member
Noros Martin • Member
Doug McCulloch • Member
Wayne Pharries • Member
Jeremy Woodward •Vice-Chair
James McKechnie, Legal Department • City Staff
Paul Menzies, Assistant City Manager ♦ City Staff
Terry Floyd, Director of Development Services •City Staff
Fabian Medellin, Planning Manager • City Staff
Cedric Hu, Planning Technician •City Staff
ABSENT:
David Cook *Chairman
Brady Enlow ♦Alternate No,1
Mark McBurnett • SAFB Liaison
Matt Marrs • Member
Alan Sizemore •Alternate No.2
Councilor Bobby Whiteley • Council Liaison
Steve Wood *Member
I. CALL TO ORDER
The meeting was called to order by Vice-Chair Mr. Jeremy Woodward, at 2:00 p.m.
Vice-Chair Woodward proceeded to make the following comments:
III. PUBLIC COMMENTS
Vice-Chair Woodward asked if there were any comments from the public. With no
response, Vice-Chair Woodward closed public comments.
IV. APPROVAL OF MINUTES
Mr. Noros Martin, made a motion to adopt the March 13, 2024, minutes. Mr. Blake
Haney seconded the motion. The motion was passed unanimously, 6-0
VII. CONSENT AGENDA
P 24-12 Triple R Addition, Lot 1, Block 1
P 24-13 Triple R Addition, Lots 1 & 2, Block 1 Preliminary
Planning and Zoning 2 April 17, 2024
P 24-14 Newman Addition, Lot 1, Block 1
P 24-15 Newman Addition Lots 1 & 2, Block 1 - Preliminary
Vice-Chair 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.
Mr. Michael Grassi made a motion to approve the consent agenda with Mr. Haney
seconding. The vote passed unanimously 6-0.
VIII. Regular Agenda
1. Case C 24-07 — 1809 Fillmore Street
Consider taking action on a conditional use at 1809 Fillmore Street
to allow for a manufactured home as in fill development in the Single
Family-2 (SF-2) zoning district.
Mr. Grassi made a motion to approve the case. Mr. Haney seconded the motion.
Mr. Cedric Hu presented the case and stated the applicant met with staff regarding
the development of a manufactured home in a Single Family-2 (SF-2) zoning
district. Currently, the City ordinance does require a conditional use approval for
development of a manufactured home inside residential districts.
Mr. Hu stated the subject property is located in central Wichita Falls, in the
revitalization neighborhood. The property is currently vacant and neighbors some
residential properties and Zundy Elementary nearby.
Mr. Hu stated the property itself is about 50 feet by 150 feet, which given the
relative size of the proposed manufactured home, the structure would exceed all
setback requirements with the side setbacks exceeding the minimum requirement
of 5 feet, and a front setback of 89 feet.
The subject property is located in the Single Family-2 (SF-2) zoning district,
surrounded by other residential properties and other Zundy Elementary.
Mr. Hu advised staff sent notices to 24 surrounding property owners located within
200ft of the subject property and received no responses. With all potential impacts
taken into consideration, staff recommends the approval of the proposed
manufactured home at 1809 Fillmore Street subject to the following conditions:
1. Permanently attached or affixed to a permanent foundation system;
2. Unit will have a covered entry dormer on any entry visible from public right
of way;
3. Distance between the finished grade and the bottom of the exterior walls
shall not exceed 30 inches;
4. Foundation fascia/skirting shall form a complete brick or stone enclosure;
5. Driveway and other ground elements shall be consistent with the adjacent
housing units in construction and materials. Construction of the driveway
approaches and other construction in the right-of-way of shall be in
accordance with the latest revision of the city standard specifications in
Planning and Zoning 3 April 17, 2024
effect at the date of issuance of the permit, which are on file in the office
of the Department of Public Works.
6. Square footage contained in the housing is comparable to those of
existing housing units in the immediate residential neighborhood or
subdivision.
7. Unit shall not be less than 22ft wide.
8. Driveway, sidewalks, and other such site elements shall conform to
adjacent housing units similar or approximate location and construction
materials.
a. Facing of the unit shall be in the relationship to a public, or private street
where allowed, and shall be located where the apparent entrance or front
of the home faces or parallels the street frontage, except where the lot
size exceeds one acre, is setback a minimum of 100 feet, or is in the
same facing as adjacent or neighboring structures, except as provided
herein or as approved by the Commission.
9. Unit shall conform to the minimum front, side, and rear yard setbacks, and
height of the district were permitted or as required by the commission.
Vice-Chair Woodward asked if the applicant was present and wished to make a
presentation. The applicant was not present. However, had a representative there
that did not wish to make a presentation. Vice-Chair Woodward asked if there were
any comments from the public. With no comments, Vice-Chair Woodward asked
the Commission if they had any comments or questions. Committee member,
Douglas McCulloch asked if the resident will occupy the unit. The applicant's
representative stated yes, the applicant will occupy the home. Vice-Chair
Woodward called for a vote. The proposal passed unanimously with a vote of 6-0.
2. Case C 24-08 — 2267 Wellington Lane
Consider taking action on a conditional use at 2267 Wellington Lane to
allow for a manufactured home as infill development in a Single Family 1
(SF-'I) zoning district.
Mr. Noros Martin made a motion to approve the case. Mr. Haney seconded the
motion. Mr. Cedric Hu presented the case and stated the applicant met with staff
regarding the development of a manufactured home in a Single Family-1 (SF-1)
zoning district. Currently, the City ordinance does require a conditional use
approval for development of a manufactured home inside residential districts.
Mr. Hu stated the subject property is located in North Western Wichita Falls,
between Iowa Park Road and US 287. The property is currently vacant and
neighbors several vacant parcels and residences nearby.
Mr. Hu stated the property itself is about 51.5 acres, which given the relative size of
the proposed manufactured home, the structure would exceed all setback
Planning and Zoning 4 April 17, 2024
requirements with the side setbacks exceeding the minimum requirement of 5 feet,
and a front setback of 200 feet.
The subject property is located in the Single Family-1 (SF-1) zoning district,
surrounded by other residential properties, and vacant parcels.
Mr. Hu advised staff sent notices to 22 surrounding property owners located within
200ft of the subject property and received no responses. With all potential impacts
taken into consideration, staff recommends the approval of the proposed
manufactured home at 2267 Wellington Lane subject to the following conditions:
1. Permanently attached or affixed to a permanent foundation system;
2. Unit will have a covered entry dormer on any entry visible from public right
of way;
3. Distance between the finished grade and the bottom of the exterior walls
shall not exceed 30 inches;
4. Foundation fascia/skirting shall form a complete brick or stone enclosure;
5. Driveway and other ground elements shall be consistent with the adjacent
housing units in construction and materials. Construction of the driveway
approaches and other construction in the right-of-way of shall be in
accordance with the latest revision of the city standard specifications in
effect at the date of issuance of the permit, which are on file in the office
of the Department of Public Works.
6. Square footage contained in the housing is comparable to those of
existing housing units in the immediate residential neighborhood or
subdivision.
7. Unit shall not be less than 22ft wide.
8. Driveway, sidewalks, and other such site elements shall conform to
adjacent housing units similar or approximate location and construction
materials.
9. Facing of the unit shall be in the relationship to a public, or private street
where allowed, and shall be located where the apparent entrance or front
of the home faces or parallels the street frontage, except where the lot
size exceeds one acre, is setback a minimum of 100 feet, or is in the
same facing as adjacent or neighboring structures, except as provided
herein or as approved by the Commission.
10. Unit shall conform to the minimum front, side, and rear yard setbacks, and
height of the district were permitted or as required by the commission.
3. Case C 24-09 2302A Brook Avenue
Consider taking action on a conditional use at 2302A Brook Avenue to
allow for a limited restaurant in a Limited Commercial (LC) zoning district.
Planning and Zoning 5 April 17, 2024
Mr. Grassi made a motion to approve the case. Mr. Haney seconded the motion.
Mr. Cedric Hu presented the case.
Mr. Hu stated the subject's property is located in the Curlee district of Wichita Falls.
The property is South of Kell Boulevard and on the corner of Brook Avenue and
Dayton Avenue.
Mr. Hu stated the property is in a strip center that was built in 1939 and was meant
to service the immediate areas. The suite is 900 square feet, which meets the
standards to be 1,200 square feet or below in the Limited Commercial (LC) zoning
district.
Ms. Davis addressed the board. She stated her intention is to sell fruit with chamoy,
pickles, and other snacks after games, after school or whenever you are craving it.
She stated it will not be a restaurant, just a snack shop with a small seating area to
enjoy snacks.
Mr. Fabian Medellin stated the applicant, Ms. Davis, met with Development
Services and Building Inspections staff. Ms. Davis is fully aware of all updates and
modifications that must be made prior to opening. Ms. Davis did a walk-through of
the suite with the health and fire departments as well
Mr. Grassi asked about the one opposed response that was concerned with the
parking situation. Mr. Hu stated the strip center was built in 1939, prior to the
parking regulations that were established in 1985. Mr. Hu explained we do not see
any significate issues with traffic or parking.
Mr. Noros Martin asked Ms. Davis about restrooms, as he did not see any on the
drawing. Ms. Davis explained the drawing was of the kitchen only and there will be
restrooms in the back for employees only.
Mr. Hu advised staff sent notices to 26 surrounding property owners located within
200ft of the subject property and received 2 in favor and 1 opposed response. With
all potential impacts taken into consideration, staff recommends the approval of the
proposed limited use restaurant in the Limited Commercial (LC) zoning district,
subject to the following conditions:
1. The development of the strip center suite shall comply with all improvements
and permitting requirements including building, zoning, health and other
applicable codes and ordinances. The required improvements include
those listed in the staff report.
2. Site improvements are subject to site plan review.
3. The use will be subject to special conditions outlined in Appendix B, Section
3420:
a. No drive-through/ drive-in use services of any kind will be allowed.
b. Hours of operation shall be limited to no earlier than 6:00 a.m. and
no later than 12:00 midnight.
Planning and Zoning 6 April 17, 2024
4. Lighting requirements that all outdoor lighting will be directed away from
residential areas.
5. All required improvements are to be approved, completed, inspected, and
certificate of occupancy issued prior to operating in the proposed manner.
4. Case C 24-10 — 414 Bonner Street
Consider taking action on a conditional use at 414 Bonner Street to allow
for a manufactured home as in fill development in the Residential Mixed
Use (RMU) zoning district.
Mr. Grassi made a motion to approve the case. Mr. Martin seconded the motion.
Mr. Cedric Hu presented the case. Applicant would like to place a manufactured
home in a Residential Mixed Use (RMU) zoning district.
Mr. Hu stated the subject property is located in the East side of Wichita Falls, just
North of Emanuel Davis Overpass. The property is currently vacant and neighbors
some other vacant land as well as a fire station to the South East.
Mr. Hu stated the property itself is about 50 feet by 108 feet, which given the
relative size of the proposed manufactured home, the structure would exceed all
setback requirements with the front setback being a minimum of 25 feet, the rear
setback being 1 foot minimum and the interior setback being a minimum of 5 feet.
The subject property is located in the Residential Mixed Use (RMU) zoning district,
surrounded by other vacant land.
Mr. Hu advised staff sent notices to 38 surrounding property owners located within
200ft of the subject property and received 1 in favor response. With all potential
impacts taken into consideration, staff recommends the approval of the proposed
manufactured home at 414 Bonner Street subject to the following conditions:
1. Permanently attached or affixed to a permanent foundation system;
2. Unit will have a covered entry dormer on any entry visible from public right
of way;
3. Distance between the finished grade and the bottom of the exterior walls
shall not exceed 30 inches;
4. Foundation fascia/skirting shall form a complete brick or stone enclosure;
5. Driveway and other ground elements shall be consistent with the adjacent
housing units in construction and materials. Construction of the driveway
approaches and other construction in the right-of-way of shall be in
accordance with the latest revision of the city standard specifications in
effect at the date of issuance of the permit, which are on file in the office
of the Department of Public Works.
6. Square footage contained in the housing is comparable to those of
existing housing units in the immediate residential neighborhood or
subdivision.
Planning and Zoning 7 April 17, 2024
7. Unit shall not be less than 22ft wide.
8. Driveway, sidewalks, and other such site elements shall conform to
adjacent housing units similar or approximate location and construction
materials.
9. Facing of the unit shall be in the relationship to a public, or private street
where allowed, and shall be located where the apparent entrance or front
of the home faces or parallels the street frontage, except where the lot
size exceeds one acre, is setback a minimum of 100 feet, or is in the
same facing as adjacent or neighboring structures, except as provided
herein or as approved by the Commission.
10. Unit shall conform to the minimum front, side, and rear yard setbacks, and
height of the district were permitted or as required by the commission
IX. STAFF UPDATE
Development Services Director, Terry Floyd, introduced Russell Schrieber, Director
of Public Works to update the committee on the Subdivision Ordinance and
Amendment Update Timeline. Also, this was considered an input session with
public/development community; update regarding staff's progress.
May 8, 2024: Planning and Zoning will present proposed ordinance amendments,
which will begin the 60-day public comment period.
July 10, 2024: Planning and Zoning consideration of ordinance amendments for
recommendation of same to City Council.
Late July/early August 2024: Council consideration of recommended ordinance
amendments.
On January 10, 2024 the Planning and Zoning Commission approved the new
standard to meet House Bill 3699, which was a change in the planning
requirements. On January 16, 2024 the city council approved the revisions to the
development ordinance A, as it pertains to House Bill 3699. Today is our second
input session. We did receive some feedback through email to the city staff in
regards to the standards.
Mr. Schreiber stated at the first review session there were 4 to 5 items discussed.
The first item was review and consider changing the requirement for the purchase
of unused city property (Easements/ROW). Allow the City to be more flexible with
developers and/or property owners on a case-by-case basis.
The second item was to consider modifying the Stormwater Manual. Change to
TxDOT IDF curves for Wichita County. Modify the side slope for commercial
The third item was review and consider minimum water and sewer pipe diameters.
The fourth item was review and consider pavement design thickness.
Planning and Zoning 8 April 17, 2024
The fifth item was review and consider modifications to Section 11 Variance in
order to make it easier for developers to deviate from the standards.
Mr. Schhreiber stated the internal staff wanted to bring two addition items to the
table.
Allow inline detention in the storm water manual when appropriate, as it will not
chew up so much land.
Consider allowing poly to be installed for service lines instead of brass. As you
know brass is very expensive and this will reduce the cost of the service line
installations.
Item 1 Staff and Legal are investigating how to implement. (State statutes will
apply)
Items 2-4. Staff is researching similar policies and standards from other cities.
Investigating current ordinance language. Seeking input from the local engineers.
Item 5, Staff and Legal researched other cities' process and procedures. Proposed
Variance conditions:
• Will not be detrimental to the public health, safety or welfare of the
property or public.
• Will not prevent the orderly subdivision of any property.
• Engineering Report required.
• Will not add operation and maintenance costs to the other tax payers.
• Will substantially secure the objectives and maintain the spirit of the
original standard.
X. ADJOURN
Commissioner Woodward adjourned the meeting at 11:46 AM.
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David Cook, Chairman Date
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