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HomeMy WebLinkAboutPlanning and Zoning Commission-Minutes-11/9/2015 City of Colleyville Page 1 City of Colleyville Planning and Zoning Commission Minutes City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www.colleyville.com Monday, November 9, 2015 City Council Chambers CALL MEETING TO ORDER The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on November 9, 2015 at 7:04 p.m. Roll Call Present: Commissioners Jim Gotcher, Don Davis, David Phelps, and Jeff Byerly Absent: Commissioners David Wheelwright and Larry Knox Staff Present: Abra Nusser, Shane Pace, Jeremy Hutt, Brian Riley, Taci Wrisley, Cheryl Taylor, Marty Wieder, James Hubbard, Chris Fuller, and Matt Butler (City Attorney) 1. SWEARING IN OF NEWLY APPOINTED MEMBERS Taci Wrisley swore in newly appointed members: Carel Tornes, Place 5 Don Davis, Place 6 Jason Elms, Place 7 2. APPOINTMENT TO THE PARKLAND DEDICATION COMMITTEE Commissioner Phelps made a motion to appoint Commissioner Tornes to the Parkland Dedication Committee. Commissioner Gotcher seconded. The motion to appoint Commissioner Tornes to the Parkland Dedication Committee carried by the following vote: Aye: 6 – Tornes, Elms, Gotcher, Davis, Phelps, and Byerly 3. APPROVAL OF MINUTES Commissioner Davis made a motion to approve the September 14, 2015 minutes as written. Commissioner Tornes seconded. The motion to approve the September 14, 2015 minutes carried by Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 2 the following vote: Aye: 6 – Tornes, Elms, Gotcher, Davis, Phelps, and Byerly 4. CITIZEN COMMENTS/PRESENTATIONS REGARDING ITEMS NOT ON THE AGENDA AS A PUBLIC HEARING ITEM There were no citizen comments/presentations regarding items not on the agenda as a public hearing item. 5. REGULAR AGENDA ITEMS 5a Conduct a public hearing to consider an amendment to the City of Colleyville comprehensive plan, Case GC13-028 Abra Nusser briefed the Commission on the case. Jim Carrillo, director of planning of Halff and Associates, presented the case. The public hearing was opened at 7:41 p.m. Bobby Lindamood, 4913 Jim Mitchell Trail West, came forward and spoke in opposition. Susan Baum, 2302 Danbury Drive, came forward and spoke in opposition. Kathy Hadley, 204 North Timberline Drive, came forward and spoke in opposition. David Medlin, 605 Montreux Avenue, came forward and spoke in opposition. Leanne Southerland, 3612 San Bar Lane, came forward and spoke in opposition. The following wished to record their opposition but did not wish to speak: Daniel Garrison, 6401 Westcoat Drive John Southerland, 3612 San Bar Lane Steve Waltens, 716 Duns Tew Path Julie Waltens, 716 Duns Tew Path John & Rachel Donnell, 5712 Sycamore Drive Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 3 There being no one else wishing to speak, the public hearing was closed at 7:59 p.m. Mr. Carrillo, came forward to address comments and concerns. Commissioner Gotcher questioned Mr. Carrillo regarding the 1.8 dwelling units per acre and transition areas. Mr. Carrillo replied the 1.8 dwelling units per acre is an average citywide goal. He further added, this does not mean that every new development will be 1.8 dwelling units per acre. Mr. Carrillo also stated this goal has been carried forward from the previous comprehensive plan. Discussion continued regarding existing developments with density higher than 1.8 dwelling units per acre. Commissioner Gotcher questioned Mr. Carrillo regarding the exceptions for Planned Unit Developments (PUDs) and the restrictions placed upon them, where PUDs are permitted, and how transitional areas are defined. Mr. Carrillo described the policy guidelines, including proximity to major roadways and intersections and the topographical conditions of the property as starting points to frame the policy. Mr. Carrillo continued by stating the policy would be utilized as a criteria for defining transitional areas and any project failing to meet those criteria would be required to meet the 1.8 dwelling units per acre. Chairman Byerly questioned Mr. Carrillo regarding the population estimates in Table 2.1 and how they were figured. Mr. Carrillo explained the population estimates were based on trends over the past decade, since the previous comprehensive plan’s adoption. Mr. Carrillo explained the methodology for the population scenarios. Chairman Byerly asked Mr. Carrillo to clarify, the table in question is specifically looking and population estimation and not density. Mr. Carrillo replied, it is looking at scenarios. He continued, it is not about allowing it, it is about forecasting potential scenarios. Commissioner Phelps questioned Mr. Carrillo on how these projections reconcile a scenario where the city is growth bound, and the trend changes from new development to redevelopment. Mr. Carrillo responded by explaining the importance of forecasting for all potential scenarios. He stated the estimates look at a worst case scenario where all land is developed, but went on to say it is very likely this may never happen. He completed his statement by reiterating the fact that even at maximum population scenario, the Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 4 population would only increase by approximately 700 people. Discussion continued regarding population estimates and how they were calculated. Chairman Byerly questioned Mr. Carrillo regarding the approximate total residential acreage in the Colleyville as it relates to the 668 acres in Table 2.1. Mr. Carrillo stated he did not know the number off-hand. Abra Nusser responded, the existing residential acreage made up approximately 60 percent of the total land area, and the city is approximately 13 square miles. Ms. Nusser calculated approximately eight square miles. Discussion continued regarding population estimates and how they were calculated. Commissioner Tornes questioned Mr. Carrillo regarding how the 1.8 dwelling units per acre was calculated and whether or not open space was included in the calculation. Mr. Carrillo explained the 1.8 dwelling units per acre is calculated by using the residential portion and the private open space. Abra Nusser responded that the Master Plan historically utilizes gross residential project area, including rights-of-way and open space. Commissioner Phelps stated he believes the way density is documented on pages 195 and 196 of the draft Comprehensive Plan creates confusion. He continued by stating using 1.8 dwelling units per acre as a PUD target, is not an accurate way to achieve the citywide density of 1.8 dwelling units per acre. He stated, the PUD average would need to be lower. He further questioned Mr. Carrillo regarding the validity of 1.8 as a target for PUDRs. He completed his comments by restating, the current language creates confusion. Abra Nusser, responded by stating revised language can be provided for clarification. She continued by explaining the language in question is stating the density for PUDs shall be a maximum of 1.8 dwelling units per acre unless the project meets the density bonus. If the project meets the density bonus, some variations in lot size are permitted. She continued by stating, staff can add language stating, 1.8 dwelling units per acre is the standard in the Land Development Code, but projects are allowed to deviate from this criteria to a higher density if the project meets the density bonus criteria. She further clarified, the language in question is referring to an existing zoning analysis. Commissioner Phelps questioned Ms. Nusser regarding the higher percentage of open space allowing for increased density. Chairman Byerly responded to the question by stating, the method for arriving Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 5 at the 1.8 dwelling units per acre for R-20 zoning is based on dedication of right-of-way which reduces the density from 2.1 to 1.8 dwelling units per acre. Commissioner Phelps questioned Mr. Carrillo regarding the current overall density for the city. Mr. Carrillo replied the overall density is currently under 1.8 dwelling units per acre. Commissioner Phelps stated that he recognizes the limited remaining developable areas will require flexibility, and that straight R-20 zoning is not feasible on all of the remaining developments. He further stated it should be impressed upon developers that the 1.8 dwelling units per acre is for the city as a whole, not specifically Planned Unit Developments. Mr. Carrillo responded by stating, this is the intent of defining the transitional policy. As an effort to provide clear guidance as to where it is appropriate to have higher density developments, and where it is not appropriate due to incompatibility. Ms. Nusser responded to this discussion by stating the Comprehensive Plan is a framework, a vision for the City moving forward. She went on to state, rezoning requests are discretionary events, and the process is in place to bring projects forward for the Planning and Zoning Commission and City Council to consider on a case by case basis. She further explained, rezoning requests are not entitlements, and the Planning and Zoning Commission and City Council can review each PUDR as it comes forward, to decide if the proposal meets the vision set forth in the Comprehensive Plan, in terms of compatibility or density and additionally, these cases will be decided based on where they are appropriate, if at all. Discussion occurred regarding the interpretation on how the 1.8 dwelling units per acre is used. Commissioner Tornes questioned staff regarding whether or not the Comprehensive Plan was to be used as an overall guide for future developments, and then to further review cases based on the Land Development Code requirements. Abra Nusser replied correct. Commissioner Phelps stated he liked the direction the Comprehensive Plan was taking. He further stated it was important for developers and staff to have a clear guidelines. He also added he liked the consistent messaging being used by bringing some of the features from the previous plan forward and incorporating them into the new plan. Commissioner Phelps questioned staff regarding whether any Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 6 illustrations would be included in the Comprehensive Plan to indicate where transition areas may be considered. Abra Nusser replied there was not a consensus at the joint City Council, Planning and Zoning Commission, and Comprehensive Plan Advisory Committee meeting regarding mapping transition areas. She further added language had been incorporated into the Comprehensive Plan to establish where transitional areas would be considered based on direction from the joint meeting. Commissioner Phelps, requested including or modifying the language to add additional specificity, which could be used in the process for approval of future PUDRs. Commissioner Elms stated the language for what was considered to be a transitional area seemed too broad, specifically the definition of a major intersection. Abra Nusser responded by stating, staff acknowledged this concern. Ms. Nusser went on to state there are multiple factors utilized to define a transitional area. Commissioner Tornes questioned staff regarding the language on page 53 related to roadway and sidewalk design. Abra Nusser responded by discussing language from page 65, Action 5-10 related to context sensitive solutions, and potentially providing a cross reference to this language on page 53. Commissioner Tornes agreed with this recommendation. Ms. Nusser further clarified the recommendation by stating, a footnote would be added to the table on page 53 specifically referencing the context sensitive solution approach similar to Action 5-10. Commissioner Tornes questioned staff regarding adding additional language to the table on page 53. Abra Nusser stated, language could be added stating the purpose and intent of the table. Ms. Nusser continued by proposing language clarifying the information provided is “typical” and additionally, the designs may be flexible utilizing context sensitive solutions. Discussion continued regarding the purpose and intent of the table on page 53. Chairman Byerly requested including both sidewalks and street sections in the footnote on page 53. Abra Nusser acknowledged the request. Commissioner Phelps stated he would like to see language on page 119, referencing townhomes and mixed-use development to be targeted towards the Colleyville Boulevard Corridor, and not a statement at large. Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 7 Commissioner Byerly stated he would like to see more explicit language expressing the desire to preserve larger, estate type lots along collector and arterial streets rather than promoting R-20 zoning on all properties. He further added this would preserve the rural look and feel the residents were looking for. Discussion continued regarding the addition of language to help preserve the look and feel of the estate type lots. Commissioner Tornes questioned staff regarding whether it was possible to require more open space as the density increases. Abra Nusser replied yes, tiered open space could be considered. Commissioner Byerly stated he would also like to see more amenities in lieu of open space. Commissioner Tornes stated he would truly like to just see more open space. Discussion continued regarding open space and amenities. Commissioner Byerly requested staff to include and action item related to increased open space as density increases. Abra Nusser replied, an action item will be included stating “explore tiered open space requirements based on density.” Commissioner Phelps stated he would like to see the word “usable” included in the open space requirements. Commissioner Tornes concurred. Abra Nusser responded by suggesting an additional action item, “explore amenity minimums and usefulness for required open space.” Commissioner Phelps concurred. Commissioner Gotcher stated he would like to see the word “encourage” used in place of “create” on page 36, regarding the suggestion that the City would create new redevelopment projects. Commissioner Byerly concurred. Commissioner Phelps questioned staff regarding whether the language on the chart on pages 195 and 196 should be changed to differentiate between the 1.8 dwelling units per acre with regards to the zoning requirements versus the citywide requirement. Abra Nusser replied by clarifying the information on page 196 is an analysis of current zoning regulations, not future policies. She went on to state, the language can be clarified that the 1.8 dwelling units per acres is currently a maximum in the zoning ordinance if the project does not achieve other factors. Ms. Nusser also stated the requirements for zoning should be reflective of the Master Plan. Commissioner Phelps stated he felt it would be confusing to the Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 8 public. Commissioner Phelps questioned staff as to whether there are any changes proposed to the PUDR requirements of the Land Development Code in the Comprehensive Plan. Abra Nusser replied, there are no specific proposals for changes to the PUDR ordinance. Discussion continued related to clarification of the purpose and intent of the content on page 196 of the draft Comprehensive Plan. Commissioner Gotcher stated there was language in the draft Comprehensive Plan that references requiring more open space with higher density. Commissioner Phelps stated he would like to see the language amended to reference more open space specifically. Abra Nusser replied yes. She went on to state that the request by Commissioner Phelps is to clarify the wording on page 196, to include additional open space (above 20 percent) for projects exceeding 1.8 dwelling units per acre. Commissioner Phelps questioned staff regarding the specific criteria for increased density in a PUDR request. Abra Nusser responded by reading the exact language for a PUDR in the draft Comprehensive Plan. Jayashree Nayarana, on behalf of Halff and Associates, came forward and stated the chart on pages 195 and 196 were added as reference material but if the information is confusing it could be removed from the plan. Commissioner Phelps stated he would like to see the language on the chart on page 196 regarding the open space requirements either removed or provide a reference to the Land Development Code where to the requirements may be found. Chairman Byerly questioned Mr. Carrillo regarding the Future Land Use Map changes. Mr. Carrillo replied there were very few changes made to the Future Land Use Map with regards to residential. He further stated there were some minor changes to the Colleyville Boulevard Corridor. Commissioner Phelps questioned Mr. Carrillo regarding the illustration on page 147 of the Colleyville Boulevard Corridor and the process for developing the illustration. Mr. Carrillo replied by describing the physical elements of the illustration. Commissioner Phelps questioned Mr. Carrillo whether or not the illustration was Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 9 developed during public engagement activities, and if citizen input was received for this area. Mr. Carrillo replied, yes. Abra Nusser added the linkages shown on the illustration were for illustrative purposes only. Commissioner Phelps questioned staff regarding whether the McDonwell School Road illustration was illustrative as well. Abra Nusser replied no, the McDonwell School Road illustration is an actual update to the Master Thoroughfare Plan. Discussion continued regarding adding descriptions to clarify all conceptual, illustrative exhibits. Commissioner Phelps questioned Mr. Carrillo if there were more illustrations in the plan like the one for the Colleyville Boulevard Corridor. Mr. Carrillo replied yes, however, they were all created with the stakeholders and the public and they are all conceptual. Commissioner Phelps stated he would like language to be included on the illustrations to state they are illustrative only. Chairman Byerly questioned staff regarding whether it was common to have a maximum density for residential property. Abra Nusser replied it is typical for Comprehensive Plans to set a vision for residential areas. Discussion continued regarding having a maximum density policy and how it may impact the development of land in the future, with an emphasis on the need for some flexibility. Commissioner Phelps questioned staff regarding how the Village mixed-use development impacts density. Abra Nusser replied that the Village would be on the top end of the spectrum in terms of density in Colleyville. The number of residential units in the Village would contribute to the city’s overall density. Commissioner Phelps emphasized the importance of locating higher density developments, such as the Village, near our major corridors to preserve more residential areas. Chairman Byerly questioned Mr. Carrillo regarding whether he thought the City should be concerned about the lack of 25 to 34 year old citizens living in the community. Mr. Carrillo replied the community is currently attractive to families, and as long as the city continues to be attractive to families, he did not see a concern. Commissioner Davis questioned staff regarding whether the Planning Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 10 and Zoning Commission would see the plan again after the recommended changes had been made. Abra Nusser explained the draft would go to City Council as a public hearing item without the changes to the document but their recommendations would be presented to City Council for their consideration. Commissioner Gotcher questioned staff regarding what happens to the action items recommended. Abra Nusser replied, the action items would be utilized to implement the plan. Commissioner Phelps questioned Mr. Carrillo regarding whether the language, for future use, could be edited to state ‘target’ density versus ‘low’ density. Mr. Carrillo replied yes. Mr. Carrillo added, the table should be renamed “Population Scenarios.” Discussion continued related to the table and the appropriate title. Commissioner Davis made a motion to approve Case GC15- 028 with the following conditions: 1. Change the wording “Population Forecast” for the table title to “Potential Population Scenarios” (Page 15) 2. List the criteria and make defining a major intersection an action item (Page 115 and 116) 3. Cross reference Action 5-10 for sidewalk and street design (Page 53) 4. Remove the townhome sentence & add it to the Colleyville Boulevard Corridor land use type (Page 119) 5. Add first bullet – “Preserve estate type lots especially along major roadways to keep the rural feel of Colleyville.” (Page 119) 6. Remove “Create and” (Page 36) 7. Clarify 1.8 dwelling units per acre for Planned Unit Development-Residential to specifically state language from the Land Development Code (Page 196) 8. Provide note – “For illustrative or conceptual purposes only.” (Page 138 and 147) 9. Clarify 1.8 dwelling units per acre is a city average density, not every development’s density (Page 115 and throughout document) 10. Explore tiered open space requirements based on density proposed (Page 116) Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 11 11. Explore amenity minimums and usefulness for required open space Commissioner Phelps seconded the motion. The motion to approve Case GC15-028 with the following conditions: 1. Change the wording “Population Forecast” for the table title to “Potential Population Scenarios” (Page 15) 2. List the criteria and make defining a major intersection an action item (Page 115 and 116) 3. Cross reference Action 5-10 for sidewalk and street design (Page 53) 4. Remove the townhome sentence & add it to the Colleyville Boulevard Corridor land use type (Page 119) 5. Add first bullet – “Preserve estate type lots especially along major roadways to keep the rural feel of Colleyville.” (Page 119) 6. Remove “Create and” (Page 36) 7. Clarify 1.8 dwelling units per acre for Planned Unit Development-Residential to specifically state language from the Land Development Code (Page 196) 8. Provide note – “For illustrative or conceptual purposes only.” (Page 138 and 147) 9. Clarify 1.8 dwelling units per acre is a city average density, not every development’s density (Page 115 and throughout document) 10. Explore tiered open space requirements based on density proposed (Page 116) 11. Explore amenity minimums and usefulness for required open space carried by the following vote: Aye: 6 – Tornes, Elms, Gotcher, Davis, Phelps, and Byerly There were three speaker cards received after the public hearing closed: 1. Meredith Coleman, 7212 Maranatha Court, opposed 2. Bobby Lindamood, 4913 Jim Mitchell Trail West, opposed Planning and Zoning Commission Minutes November 9, 2015 City of Colleyville Page 12 3. Kathy Hadley, 204 North Timberline Drive, support 6. ADJOURNMENT The meeting adjourned at 10:02 p.m. The minutes were written and prepared by: Taci Wrisley Planning and Zoning Assistant The meeting minutes were approved on January 11, 2016 by a vote of ______ 7- 0_.