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HomeMy WebLinkAboutPZ 2005-02-17 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS FEBRUARY 17, 2005 1. CALL TO ORDER The meeting was called to order by Vice Chair Bill Schopper at 7:00 p.m. 2. ROLL CALL PRESENT Vice Chair Secretary Bill Schopper Ken Sapp Don Bowen Scott Wood Randy Shiflet ABSENT Chairman Richard Davis Brenda Cole CITY STAFF Director of Planning Asst. Dir. of Public Works Planner Recording Secretary Dave Green Lance Barton Donna Jackson Carolyn Huggins 3. PLEDGE OF ALLEGIANCE 4. CONSIDERATION OF THE MINUTES OF JANUARY 20, 2005. APPROVED Mr. Sapp, seconded by Mr. Wood, motioned to approve the minutes of January 20, 2005. The motion was approved unanimously (5-0). Page 1 of 14 2/17/05 P&Z Minutes 5. SP 2004-05 CONSIDERATION OF A REQUEST BY DEBORAH WHEELESS FOR SITE PLAN APPROVAL OF A PROPOSED BEAUTY SALON ON LOT 1, BLOCK 1, AMUNDSON ADDITION (LOCATED IN THE 8400 BLOCK OF MID CITIES BOULEVARD, 1.649 ACRES). APPROVED Dave Green explained that this is a site plan approval request for a beauty salon near the corner of Mid Cities Blvd. and Cardinal Lane. The current zoning of the property is "CS" community services which would permit this as a use, but this property is adjacent to residential property to the north and any new commercial enterprise that is within 200-ft. of residential must have site plan approval by the Planning & Zoning Commission and City Council. The applicant is proposing a 4,000 sq. ft. building oriented toward Mid Cities Blvd. Access to the site will be from the adjacent property to the west. Landscaping was a tough issue on this site. Landscaping is required along all public street right-of-ways. There is a wide concrete drainage ditch on the east side of this site and in the future there will be a hike and bike trail through the site. This left the applicant in a difficult position in terms of providing landscaping in the proper manner for this site. Staff met with the owner, Mr. Wheeless, on site, and an agreement was reached to provide landscaping with the tree line between the hike and bike trail and the concrete ditch in a manner consistent with the intent of the landscape ordinance. There will be a single monument sign. There are no details given for exterior lighting and staff will address that item before this site plan goes to City Council. There's a dumpster pad located in the center of the property but a note needs to be added that the screening of that dumpster pad site will be with materials that are consistent with the building. Staff recommends approval based on those two stipulations - address exterior lighting and use appropriate materials for the screening of the dumpster. Mr. Shiflet, seconded by Mr. Bowen, motioned to approve SP 2004-05 with staff comments. The motion was approved unanimously (5-0). 6. SP 2004-06 CONSIDERATION OF A REQUEST BY QUENTIN BREDEWEG FOR SITE PLAN APPROVAL OF A PROPOSED FUNERAL HOME ON LOT 2, BLOCK 1, AMUNDSON ADDITION, (LOCATED IN THE 8400 BLOCK OF MID CITIES BOULEVARD - 2.17 ACRES). APPROVED Dave Green explained that this property is next to the beauty salon that the Commission just considered. For the same reasons, site plan approval is needed. Access to both of Page 2 of 14 2/17/05 P&Z Minutes these sites will be from a single access point on Mid Cities Blvd. A secondary access point will be off of Cardinal Lane to the north. The building is all-masonry type products with a small percentage of EFIS. The applicant has done an extraordinary job with landscaping that far exceeds City regulations. There will be a monument sign toward the front along Mid Cities Blvd. There will also be a small stone column with a sign on it that will sit just off of Cardinal Lane to the north entrance. The size and building materials for both signs are consistent with City ordinances. There is a note on the plan of different lighting structures throughout the site. Staff has no issues with this site plan and feels the applicant has done a very good job and staff recommends approval. Mr. Sapp asked if there were any discussions about processional staging. The applicant, Quinn Bredeweg, 6824 Fallbrook Ct., Colleyville, came forward and stated that he is willing to work with the City to reduce impact of processionals. Typically their services are between 10 a.m. and 2 p.m.; not during high traffic times. They will use escorts, typically off-duty police. Most funerals, on average, are not large. There might be 20-25 vehicles. If there was a large service, they would work with the City to coordinate times and have the proper number of escorts. Mr. Wood, seconded by Mr. Sapp, motioned to approve SP 2004-06. The motion was approved unanimously (S-o). 7. RP 2004-12 CONSIDERATION OF A REQUEST FROM MATT & KIMBERLY PUTNAM, JAVIER AGUILER AND CLAUDE MCNABB TO APPROVE THE REPLAT OF LOT 19A, 19B & 20A, BLOCK 2, W.E. ODELL ADDITION (LOCATED IN THE 8100 BLOCK OF ODELL STREET AND MICKEY STREET - 0.6624 ACRES). APPROVED Dave Green explained that when this piece of property was originally platted years ago it was platted into two 60-ft. wide lots that were 240-ft. deep. Over the course of time, different portions of this property transferred owners and today there is an owner on the front half of the lot, a different owner on another portion of the lot, and a third separate ownership on the rear portion of the lot. Those ownerships were done by a metes and bounds description filed in the courthouse. They were not done by subdividing and platting the property. This subdivision replat request is to clarify this property since the owners of the two pieces of property that front on Odell Street are proposing to build new single family residential structures. Public Works memo states that all City requirements have been satisfied. This plat requires a waiver because the current zoning is "R3" residential which requires a 70-ft. front on the lot and 7700 sq. ft. of lot total. These two lots have existed in this format for a number of years. The two lots on the front of Odell are 60-ft. wide and 7200 sq. ft. of total lot. The Planning & Zoning Commission has authority to grant the waivers on both the lot widths and the overall lot Page 3 of 14 2/17/05 P&Z Minutes size. This size lot is consistent with development in this area. This area is going through a rebirth and the owners need a little help in order for that happen and staff approves of this approach. Mr. Sapp commented that given the physical limitations of the lot and the available options, he feels a waiver in this situation is appropriate but that the applicant should understand that other requirements, such as setbacks, and so forth, that might have changed since the surrounding development was built, needs to be taken into consideration. Mr. Sapp, seconded by Mr. Shiflet, motioned to approve RP 2004-12, granting the requested waiver as to the width and minimum square footage of Lot 19A and 19B. The motion was approved unanimously (S-o). 8. FP 200S-03 CONSIDERATION OF A REQUEST FROM JIMMY SIMPSON AND DEAN WOLZEN TO APPROVE THE FINAL PLAT OF LOT 9, BLOCK 1, MOLLIE B. COLLINS ADDITION (LOCATED AT 782S ODELL STREET - .199 ACRES). APPROVED The current zoning of this site is "R3" residential. The lot being created meets the minimum requirements of the R3 district. The preliminary plat was approved a couple of months ago and this is the follow-up of the final plat. Public Works comments state that all City requirements have been met and Staff recommends approval of the plat. Mr. Bowen, seconded by Mr. Wood, motioned to approve FP 200S-03. The motion was approved unanimously (S-o). 9. PP 2003-31 CONSIDERATION OF A REQUEST BY ALAMO CUSTOM HOMES FOR A TIME EXTENSION OF THE PRELIMINARY PLAT OF LOT 1, BLOCK 1, DAWN DRIVE ADDITION (LOCATED IN THE 3800 BLOCK OF DAWN DRIVE - .28 ACRES). APPROVED This was an unplatted tract of land and the platting process followed in North Richland Hills involves approving a preliminary plat and then a final plat within a specific timeframe. After approval of a preliminary plat, the owner or developer has one year to submit a final plat, otherwise, the preliminary plat becomes void. This property was approved as a preliminary plat in 2003 as Dawn Addition and is now void because a final plat was not brought forward in one year. There are two requests tonight for this Page 4 of 14 2/17/05 P&Z Minutes property. The first request is for an extension of the preliminary plat so that the Planning & Zoning Commission can then consider the final plat of the property which is the next agenda item. This tract is zoned R3. The purpose of platting the property is for development of a single family residential structure. Public Works comments state that all City conditions have been met. Staff recommends approval of both the time extension and the final plat. Mr. Wood, seconded by Mr. Shiflet, motioned to approve PP 2003-31. The motion was approved unanimously (S-o). 10. FP 2004-11 CONSIDERATION OF A REQUEST FROM ALAMO CUSTOM HOMES TO APPROVE THE FINAL PLAT OF LOT S, BLOCK 1, MCMURRAY ADDITION (LOCATED IN THE 3800 BLOCK OF DAWN DRIVE - .28 ACRES). APPROVED There is a difference in the title of the final plat. It is now Lot 5, Block 1, McMurray Addition. Staff has no issue with the final plat and recommends approval. Mr. Bowen, seconded by Mr. Wood, motioned to approve FP 2004-11. The motion was approved unanimously (S-o). 11. ZC 2004-12 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM HOWEIWOOD & COMPANY FOR A ZONING CHANGE FROM "AG" AGRICULTURAL TO "CS-NR- PD" NON RESIDENTIAL PLANNED DEVELOPMENT FOR "CS" COMMUNITY SERVICE USES (LOCATED IN THE 8600 BLOCK OF DAVIS BOULEVARD -14.03 ACRES). APPROVED This request is for "CS-NR-PD" which is a non-residential, planned development proposed for community services type uses. A planned development requires approval of a final site plan, which would include a landscape plan and building elevations. In this case, the applicant is requesting a temporary waiver of final site plan approval. The applicant has submitted a concept plan. As, marketing and development of the property occurs, the applicant will return to staff, Planning & Zoning Commission and City Council to obtain final site plan approval. The concept plan is not a binding situation. This case has been advertised to include CS uses. However, the applicant has voluntarily taken the list of uses permitted by right in the CS district and eliminated some of those uses. Staff, in an effort to understand the market situation involving properties Page 5 of 14 2/17/05 P&Z Minutes such as this, would support the approval of zoning in this case with the final site plan approval at a later date. There are statements on the conceptual plan that indicate that the individuals who are part of this application understand that they do have to return for approval. When they return with the final site plan it will be for the entire site. The entire site will be done at one time and staff supports that. Mr. Sapp stated that since the applicant has voluntarily restricted the commercial uses, does the listing of those applicable uses on this plat serve as a guarantee of those future uses? Mr. Green responded, "yes" and further stated that the applicant would concur that the P&Z motion may include a PD for CS uses as listed on the conceptual plan. The Vice Chair opened the public hearing. The applicant, Mark Wood, 6317 Riviera Dr., North Richland Hills, stated that he has been retained by the owners of this property to assist them with the zoning of the property. The three owners are Dwight Barron, Robert Mehlberg, and Mr. and Mrs. Tommy Hasty. This is a concept site plan because the property hasn't sold yet. The City's Comprehensive Land Use Plan calls for office. Being in the commercial brokerage business, Mr. Wood's experience is that 20+ acres of office will not succeed at this site. Offices that front right on a road are popular. This site is too deep to support offices. Also, being 200-ft. within residential requires site plan approval and site plans require very detailed studies on elevations, footprints, drainage studies, traffic studies, etc. The users of the property could very easily spend $50,000 to $75,000 just getting to this point where they could possibly be told that only office will be approved. The buyers of this property understand that they will have to meet all city requirements and come back with a detailed site plan showing exactly what is going to be built, but at least at that point they will understand that if they meet City ordinances to everyone's satisfaction that they have an opportunity to be successful. That's the premise for the owners rezoning request. This is a concept site plan only. There isn't anyway it can be developed as shown on the concept plan because of the topography. It is a tough piece of property that drops significantly into the middle from the west property line and also from Davis Blvd. it drops down and to the north. In some portions of it there is an excess of 38-ft. of drop and then a rise back up. There is 20-ft from the south to the north on the west side. The notes on the plat are permanent. The specific uses listed are permanent. The owners have agreed to a 75-ft. landscape buffer on the west side of the property. That is permanent and is where the vast majority of the remaining trees on the property exist which will create a very nice buffer between the residences and the future commercial use of the property. Mark Wood stated that he has been talking with the neighbors since mid-year of last year. There have been a number of discussions. There was a meeting at Ms. Hampton's house with a number of the adjoining property owners to discuss concepts Page 6 of 14 2/17/05 P&Z Minutes and so forth. The owners talked about a 75-ft. dedication to the City for a City park which is not functional for the City. There was discussion of giving each property owner their adjoining section of that 75-ft. strip. After further discussion with City staff and the owners and owners attorneys, that opened up a number of issues that became a headache rather than a benefit since each site would have to be replatted and there is a utility easement that could possibly have to be relocated. One attorney stated that enriching those particular property owners with a gift of land versus not doing it to everybody else could cause some liability issues. Therefore, they are proposing a permanent 75-ft. landscape buffer. There is one way in and one way out at the intersection and the developer will work with TXDOT to create a change to the signal at the intersection to allow traffic in and out of the subdivision. The street stub out at the northwest corner of the property was originally intended to come out to Davis Blvd. Steeple Ridge is a large subdivision with one way in and one way out and it would probably be better to see that access come out to Davis, but the neighbors don't want to see that for security and traffic purposes. It doesn't benefit the commercial side either. The agreement reached is a lock box gate that the Fire Department will control The required masonry wall between residential and commercial will have to be worked out at the time of site plan approval. Mark Wood doesn't see the benefit of putting a 6- ft. or taller masonry wall on the property line right behind those houses and then have the 75-ft. landscape buffer. Perhaps it could be put on the east side of the buffer. Access for maintenance issues still have to be worked out. Those details are platting issues that can be worked out at the time of final site plan. Mark Wood summarized that his request this evening is for an underlying base zoning that tells a future user the type of uses that will be allowed on the property subject to meeting all the City guidelines and satisfying City staff, P&Z Commission, City Council and homeowners through the public hearing process. Mr. Bowen commented that he has seen emergency exits in other parts of the City and they seem to work fine. They are not breached but are available for emergency purposes. They do not provide any type of thoroughfare. Mark Wood responded that they have also tried to push the gate as far east as possible to accommodate the two property owners closest to the gate. Scott Wood asked Mark Wood how they plan to irrigate the existing trees in the 75-ft. landscape buffer. Mark Wood responded that they will include those details in the landscape plan. He gave an example of probable terracing leading up to the 75-ft. buffer, which entails very heavy landscaping and that irrigation will have to be dealt with Page 7 of 14 2/17/05 P&Z Minutes for all of the landscaping plans. He stated that there are many old oak trees in the 75-ft. buffer and that many of those trees should not be irrigated but should be left alone. Theresa Hampton, 8601 Saddle Ridge Trail, stated that Steeple Ridge does not have a formal homeowners association. They have a volunteer-type association. The association has been fighting the development of this property for 10 years with success. Homeowners, city representatives, and Mr. Wood have been working together to develop this property that would be beneficial to all involved. It was 100% unanimous with the adjacent property owners to have the 75-ft. of property replatted and added to each homeowner's property. The association would prefer that the property never be developed but recognize that is unrealistic. Alan Schiller, 8636 Shadybrooke Drive, does not want more lights, noise pollution, or odor pollution. He is concerned about the elevations. The 75-ft. buffer is a must for all involved. Peter Hillier, 8636 Kensington Lane, stated that when he purchased his property he bought a concept surrounding his neighborhood and he feels that concept is being threatened with this development. He is willing to accept change but feels the change should be beneficial to all involved. Tiffanie Bentz, 8624 Shadybrooke Drive, is opposed to the change. Mrs. Bentz believes that her property value will decrease with this development. She wondered if the 75-ft. buffer is binding. Vice Chair Schopper explained that whatever is stated in the motion is what becomes binding. Mr. Bowen added that a PO (planned development) requires City approval whenever a change is made. Mr. Sapp commented that turning over permanent control of the 75-ft. buffer to each property owner could be to the association's disadvantage. Each individual property owner could then make changes to the 75-ft. If an individual property owner decided to cut down the trees on their portion of the property, the other individuals would not have a say in the matter. If the 75-ft. buffer is established as a result of this ordinance, then it is a permanent 75-ft. landscape buffer subject to the control of the supervising entity, which is the City. Mrs. Bentz stated concerns for the permitted uses on the property, such as an emergency clinic, movie theater, auto inspection station, and finishing station. Vice Chair Schopper announced that Randy Bentz and Ginny West both filled out cards stating that they were against the rezoning, but do not wish to speak. Susan Weaver, 8640 Shadybrooke Dr, stated concerns about the gate. She does not want traffic racing through her neighborhood or cutting through. Another concern is the lighting and she is concerned about the trees that will be coming down. Page 8 of 14 2/17/05 P&Z Minutes Mr. Sapp commented that in the final plan a screening wall will be required. If the wall was placed immediately adjacent to that fire lane it could be gated there. Theresa Austin, 8620 Shadybrooke Dr, stated that 75-ft. is reasonable as long as the developer leaves as many trees as possible. Types of businesses are a concern as well since the traffic is already unbearable on Davis Blvd. Vice Chair Schopper explained that a traffic impact analysis (TIA) will be required for this development. Mrs. Austin stated that the Mayor said that a light is not possible at Shady Grove and Davis Blvd. because it is a state highway and there is already a light at North Tarrant Pkwy. Mr. Shiflet explained that there is cross access as the property to the south develops, and there is another signal located at the entrance to Target. With the light at Target and the light at Precinct Line Rd. that is where traffic would be controlled. The TIA will indicate future traffic. The Vice Chair added that staff orders a TIA. Staff makes recommendations according to the TIA. The Planning & Zoning Commission then takes those recommendations to City Council. Mr. Bowen commented that when it comes to Davis Blvd., the State has final say on signals because it is a state highway. The Vice Chair asked if there was anyone else who wished to speak. There were none and he closed the public hearing. Mr. Schopper commented that he is still upset that they tore down the trees to build a McChevron. He bought his house in North Richland Hills because he drove past cows to go home. Those days are gone. Mr. Sapp commented that the City is fortunate to have residents like those in Steeple Ridge who show a g~eat deal of concern for their community. The Commission has seen more residents from that neighborhood than any other neighborhood that he could think of. Mr. Sapp commented that the Commission has shown that they are sensitive to the residents' requests. He believes that everyone realizes that something is going to be done with this land at sometime. Something is going to happen to it. As the Commission has looked at different projects, and turned them down, this project before the Commission provides more control to be able to shape what future development might be there more so than anything seen to this point. The Commission has the opportunity to guarantee that if development occurs there will be a 75-ft. landscape buffer, and secondly, that there will be restricted access through the access gate, and that the uses of that property will be restricted to certain types of businesses. There is no more restrictive zoning than the zoning proposed for this property. Mr. Sapp indicated that he is inclined to lean positively toward the proposal. Mr. Bowen commented that the Commission has seen this property for several years and have been sensitive to the people of Steeple Ridge. At one point there were Page 9 of 14 2/17/05 P&Z Minutes Council members from Steeple Ridge and also there has been a P&Z Commission member who lived in Steeple Ridge. "We understand your concerns and are sensitive to them, at the same point, this property is going to develop someday and we've seen a lot of developments that were totally objectionable to everybody and I think we are getting more to what we want to see here. I agree with Ken that I look positively on this planned development, at least the conceptual design." Scott Wood stated that if he lived there he'd like the fact that Mark Wood brought up that they are not going to piecemeal it together. If this conceptual plan is approved, the residents are not going to have to do this for the next ten years, over and over for one little building and then another little building. They are going to design it and put the whole thing out there for you to see all at one time. "If I lived there, I would like that." Vice Chair Schopper stated that his concern about the whole project is that Mark Wood made it look a lot worse than it eventually will be because with the topographical challenges with this property they will not be able to have that many improvements. There will be a lot of wasted space that hopefully will have trees on it over and above the 75-ft. He stated that he likes people who come forward with the worst case scenario so you can see the train wreck and then go from there. Mr. Bowen stated that he does not think the Commission should pare the list of uses tonight. He believes that should be discussed, negotiated and settled by the time the Council hears the case. Mr. Schopper agreed and also asked that all the moving parts be stopped by the time it goes to Council as the Commission catches heat when stuff morphs between the Commission and the Council. Mr. Shiflet motioned to approve ZC 2004·12 as submitted by the applicant with the following notes: 1) 7S-ft. landscape buffer along the west boundary will stay; 2) final site plan approval shall be required prior to the approval of any plat or building permit including land space, parking, signage, and lighting standards as well as elevations and all other required submittals; 3) uses will be restricted to those listed on the conceptual layout; and 4) there will be a gate to allow emergency access only to Trails Edge Drive. That gate will be located as far away from the property line as practical on the final design. Mr. Sapp asked for an additional requirement that the list of available businesses not be any more liberal than this, but subject to future limitations or restrictions during the site plan development process. Mr. Shiflet stated that he would agree to also strike the Finishing Store since nobody knows what that is. Mr. Shiflet accepted Mr. Sapp's additional requirement. The motion was seconded by Scott Wood. The motion was approved unanimously (S-o). Page 10 of 14 2/17/05 P&Z Minutes 12. SUP 2004-oS PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM INNOVATIVE DEVELOPERS FOR A SPECIAL USE PERMIT (SUP) FOR A CAR WASH FACILITY (LOCATED AT 6968 RUFE SNOW DRIVE· .87 ACRES). APPROVED The current zoning of the site is C-1 Commercial. This tract is part of a much larger tract of land which is zoned Retail, and will eventually develop into individual pad sites for retail development. This is a request for a SUP for an automatic car wash facility in a C-1 District. The car wash facility is permitted only with a SUP. The purpose of the SUP is to determine whether or not a car wash is an appropriate use on this piece of property. The car wash facility is elongated perpendicular to the site. It is a drive-thru facility. The primary access to the site is a shared access easement with the property next door to the north. The secondary point of access is a shared access easement that will wind its way through the retail development. Landscaping is consistent with ordinance requirements. Some of the building elevations will have smooth face and split face concrete block with a standing seam metal roof. There will be an architectural feature at the front of the car wash, towards the Rufe Snow Drive side. The signage is consistent with the current City Ordinance. At the present time because the site is surrounded by Commercial Zoning, there is no requirement for any particular screening. Staff recommends approval. Vice Chair Schopper opened the public hearing. Applicant Eric Robinson, 930 West 1st Street, Fort Worth, came forward. This will be a total self service car wash. There will be a place up front where customers can use their credit card or pay cash and then drive through. Vice Chair Schopper asked the applicant if the price has to be advertised on the side of the building. It seems to be tacky. Mr. Robinson stated that it is a new concept and the company believes that it helps with the advertising of a $3.00 car wash with free vacuuming. Vice Chair Schopper asked if there was anyone else that would like to speak in regards to SUP 2004-05. There were none and he closed the public hearing. Randy Shiflet made a comment for clarification. The access easement indicated across the back will eventually connect behind Walgreens onto Hightower. Randy Shiflet, seconded by Scott Wood, motioned to approve SUP 2004-oS. The motion was approved unanimously (S-o). Page 11 of 14 2/17/05 P&Z Minutes 13. FP 2004-10 CONSIDERATION OF A REQUEST FROM FAIRWAY REALTY TO APPROVE THE FINAL PLAT OF LOT 2, BLOCK 1 FAIRWAY REALITY ADDITION (LOCATED AT 6968 RUFE SNOW DRIVE - .87 ACRES). APPROVED This is the final plat request for the car wash. The property that is surrounding all of the area was preliminary platted last year. The Commission is considering the final plat just for the car wash site. A comment letter has been provided by the Public Works Department stating that all of City Staff requirements have been satisfied. Staff recommends approval. Don Bowen, seconded by Scott Wood, motioned to approve FP 2004-10. The motion was approved unanimously (S-O). 14. ZC 200S-02 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM JB & JB DEVELOPMENT/JOHN BARFIELD, G.P. FOR A ZONING CHANGE FROM "AG" AGRICULTURAL AND "C-1" COMMERCIAL TO "R3" SINGLE FAMILY RESIDENTIAL (LOCATED IN THE 9200 BLOCK OF MARTIN DRIVE - 8.S1S ACRES). WITHDRAWN This is a residential subdivision consisting of 33 lots around a loop road system that begins and ends with Martin Drive. The request is for R-3 Residential Zoning. The minimum requirements are 7700 sq.-ft. lots with 1800 sq.-ft. houses. On the Comprehensive Plan, this property is noted for Office uses. The trend for the last couple years consists of down sizing some of the Commercial areas and making changes to the Comprehensive Plan to Residential uses. Staff would like to remind the Commission that this last Monday evening at City Council, the RI-PD District was approved. This is a Residential Planned Development which allows a higher density within a residential setting with a list of amenities. RI-PD is limited to properties that are less than 10 acres in size. This piece of property is 8.515 acres in size. There are commercial tracts located on 2 sides of this property, both of which tend to project into this particular design. Potentially, there could be commercial development to the side and the rear of this residential area. At this time, both sites are vacant. This appears to be a project that is tailor-made for the RI-PD District. Through the flexibility of the RI-PD ordinance, design features could be addressed that would allow better integration for the future. Page 12 of 14 2/17/05 P&Z Minutes Scott Wood asked Mr. Green to explain why staff would like a denial of this request. Mr. Green responded that RI-PD is a better zoning. Mr. Wood asked if the applicant was aware of this. Mr. Green responded that the applicant was aware. Mark Long, the engineer representing the applicant, Mr. Barfield, came forward. He explained that they had started this project before the RI-PD was approved by City Council. Ken Sapp and Don Bowen explained that RI-PD is better suited for this area due to the zoning of the surrounding property and the size of the property in question. Vice Chair Schopper opened the public hearing. Larry Wheeler, 6516 Valley View, came forward. Mr. Wheeler stated his concerns regarding flooding and drainage. The understanding is that once the drainage is put in, that all flood issue will disappear in regards to the current flood zone. Other than that, Mr. Wheeler doesn't have any issues with ZC 2005-02. Vice Chair Schopper asked if there was anyone else that would like to speak in regards to ZC 2005-02. There were none and he closed the public hearing. Don Bowen and Scott Wood stated that they are against R-3 Zoning. Randy Shiflet asked the applicant if he was willing to change his request. Ken Sapp stated that an option is for the applicant to withdraw the request and meet with staff in regard to RI-PD zoning. Mark Long formally requested that ZC 2005-02 be withdrawn in order to meet with staff to resubmit for possible RI-PD consideration. is. PP 200S-01 CONSIDERATION OF A REQUEST FROM JB & JB DEVELOPMENT/JOHN BARFIELD, G.P. TO APPROVE THE PRELIMINARY PLAT OF LOTS 1-13, BLOCK 1, LOTS i-iS, BLOCK 2 AND LOTS 1-S, BLOCK 3 WOODLAND ESTATES SOUTH AND LOTS 1-S, BLOCK 1 PRECINCT LINE OFFICE PARK (LOCATED IN THE 9200 MARTIN DRIVE - 11.601 ACRES). WITHDRAWN Mark Long formally requested that PP 2005-01 be withdrawn for future discussion. 16. Page 13 of 14 2/17/05 P&Z Minutes ADJOURNMENT As there was no other business, the Vice Chair adjourned the regular meeting at 8:57 p.m. Vice Chair William Schopper Page 14 of 14 2/17/05 P&Z Minutes