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HomeMy WebLinkAbout2017-11-21 CITY OF EULESS PLANNING AND ZONING COMMISSION NOVEMBER 21, 2017 MINUTES A regular meeting of the Planning and Zoning Commission was called to order by Chairman Richard McNeese at 5:30 p.m. on November 21, 2017 in the Pre-Council Conference Room of City Hall, 201 North Ector Drive. Those present included Chairman Richard McNeese, Vice Chairman LuAnn Portugal, and Commission Members: Eric Owens, Kenny Olmstead, Ronald Dunckel, Steve Ellis, and Warren Wilson. During the Pre-Session Meeting: ➢ Senior Planner Stephen Cook reviewed the regular agenda. ➢ Director of Planning and Economic Development Mike Collins presented the Development Update. PLANNING AND ZONING CONSIDERATION OF SCHEDULED ITEMS — PRE- COUNCIL CONFERENCE ROOM The Euless Planning and Zoning Commission continued their meeting in the Council Chambers at 6:30 p.m. for consideration of scheduled items. STAFF PRESENT: Mike Collins, Director of Planning and Economic Development Stephen Cook, Senior Planner Hal Cranor, Director of Public Works and Engineering Tesla Worth, Administrative Secretary Don Sheffield, Building Official Paul Smith, Fire Marshal VISITORS: Elijah Ellis Jeremy Tompkins Amber Holligan Joyous Israel Shannon Calegari Nick Calegari Annie Kim Bryan Newell Sherry Adams Tami Bopp Kathy Lawson Allen Bodzy Timothy Gibson Carlos Nunez Planning and Zoning Commission Minutes Page 1 of 11 November 21, 2017 Planning and Zoning Commission Minutes Page 2 of 11 November 21, 2017 Micahel McKee Lane Zarate Naved Surani Angela Franco John Franco Adam Erhardt Ivan Flores Moco Khan Joshua Blevins Russell Million Isabel Garcia Curtis Brown Phillip Malachowski Gordon Vanscoy Dain Schneck Rachel Schneck Stephanie Matthews Vernon Gotcher Deanna Gotcher Aimee Nash Ali Tahir Tahir Abbas Aleem Ali Mike Midgett Kathy Midgett Molly MacEwan Steven Waguespack Tyler Alley Essa Alley Anjani Amin Ulupi Amin Elaine Bolton INVOCATION Vice Chairman Portugal gave the invocation. THE PLEDGE OF ALLEGIANCE Chairman McNeese led the pledge of allegiance. ITEM 1. APPROVED PLANNING AND ZONING MINUTES Commissioner Wilson made a motion to approve the minutes for the regular meeting of November 7, 2017. Planning and Zoning Commission Minutes Page 3 of 11 November 21, 2017 Vice Chairman Portugal seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Portugal and Commission Members: Owens, Olmstead, Dunckel, Ellis, and Wilson. Nays: None Abstention: None Chairman McNeese declared the motion carried. (7-0-0) ITEM 2. HELD A PUBLIC HEARING FOR SPECIFIC USE PERMIT NO. 17-11-SUP AND DENIED RECOMMENDATION OF AN ORDINANCE Chairman McNeese opened the public hearing at 6:35 p.m. Senior Planner Stephen Cook gave a brief description of the case. MM3 Hospitality LLC is seeking a Specific Use Permit for a limited service hotel to be located on the northeast corner of Westpark Court and Dock McGinnis Drive. The hotel will be branded as a Comfort Inn and Suites. The proposed hotel will be a four-story 51,349 SF structure and contain ninety-five (95) rooms. The hotel has a mixture of traditional hotel rooms and oversized suites. The hotel will provide a breakfast area, an enclosed pool, and a workout room. Access and Parking. Access to the hotel will be from two drive approaches from Doc McGinnis. There will not be any drive approaches from Westpark Court. Parking for hotels is set at one parking space per room unit. The hotel site plan includes parking for one hundred five (105) vehicles, which is ten greater than the required minimum. The hotel's primary fagade and entry will face to the west with a porte-cochere. None of the hotel rooms will face to the south. Architecture and Design. The Comfort Inn and Suites will have a three material facade with stone and stucco elements above a brick veneer from the foundation to the first floor ceiling height. The project will include landscaping surrounding the project. Adjacent land uses include the 72-lot Cloisters Addition single-family residential subdivision and undeveloped land zoned Community Business District (C-2) to the south, undeveloped land zoned Community Business District (C-2) and the rear storage yard for a construction equipment sales and leasing company to the east, a two restaurants to the north, and undeveloped land zoned Community Business District (C-2) to the west. City staff has several concerns related to the proximity of this hotel to the Cloisters Addition. This single-family residential subdivision was approved as a Planned Development in 2002 and was constructed in subsequent years. The subdivision is sixty- five (65) feet from the nearest point between property lines of the two developments. Planning and Zoning Commission Minutes Page 4 of 11 November 21, 2017 Criteria has been set forth as a guide for evaluating the adequacy of proposed development in the City of Euless. The Planning and Zoning Commission and City Council reviews Specific Use Permits for compliance with all applicable ordinances and the comprehensive plan. The Code of Ordinances provides that a Specific Use Permit shall not be recommended for approval by the Planning and Zoning Commission unless the Commission finds that all of the conditions under Section 84-153 of the Unified Development Code have been found to exist. Staff has evaluated the application in accordance with the findings listed in Section 84- 153 of the Unified Development Code and recommends denial of the Specific Use Permit based on the following: • The benefits that the City gains from the proposed use do not outweigh the loss of or damage to any homes, businesses, natural resources, agricultural lands, historical or cultural landmarks or sites,wildlife habitats, parks, or natural scenic, or historical features of significance and do not outweigh the personal and economic cost of any disruption to the lives, business and property of individuals affected by the proposed use. • The location, nature and height of the buildings, structures, walls and fences are out of scale with the neighborhood. • The proposed use will not be compatible with and may be injurious to the use and enjoyment of neighboring property and significantly diminish property values within the vicinity. • There is not sufficient landscaping and screening to ensure harmony and compatibility with adjacent properties. It is the Staff's opinion that there are additional remaining appropriately zoned properties in the City of Euless with access and visibility from major arterial roads, which would be better suited for a hotel use. If the Planning and Zoning Commission determines to recommend approval of the Specific Use Permit, then staff would recommend the following conditions: a. The Specific Use Permit is tied to the Property Owner: MM3 Hospitality LLC; and, b. The Specific Use Permit is tied to the Business Name: Comfort Inn and Suites, and, c. The Specific Use Permit may be revoked if one or more of the conditions imposed by this permit has not been met or has been violated. Chairman McNeese asked to hear from any proponents who wished to speak. Molly MacEwan of Vision Commercial Real Estate at 100 W. 7th Street, Fort Worth, Texas distributed a presentation regarding the project. She stated that the applicant would Planning and Zoning Commission Minutes Page 5 of 11 November 21, 2017 approximately hire 20 people and invest $7 million into the site. She stated that the bowling alley nearby is open late and that the QuickTrip is open 24 hours. She stated that the hotel guests would be driven by the hospitals nearby. She stated the property has been on the market for 4 months. She stated that there are no windows facing the south towards the residential area, and there will be a privacy fence. The applicant is willing to build an iron fence and install more shrubs to hide the parking lot. There would be no entrances from Westpark Court, both entrances are located on Dock McGinnis Drive. Steven Waguespack with Choice Hotels stated he was available to answer any questions about the brand. Chairman McNeese asked to hear from any opponents who wished to speak. Lane Zarate, resident of 1901 Sharpsbury Drive in the Cloisters subdivision, stated that the hotel may not have windows on the south side, but that the neighborhood wraps north on the east side of the property, and would therefore have windows facing those homes. She stated that there are two hotels immediately across the highway, and another two along the access road past Industrial Boulevard. She stated that she felt if the hospitals needed to expand, this property would be the only viable location. She stated that the four story building adjacent to the neighborhood would negatively impact the property values for the homeowners. She stated that she has concerns over the amount of added traffic to the area, because she and her neighbors frequently take walks with their children. She also stated that the development would negatively impact the green space and tree life at the property. Josh Blevins, resident of 308 Cadbury in the Cloisters subdivision, stated that he is the vice president of the home owner's association, and has lived there for 14 years. He stated that his three advantages of living in the neighborhood are that it is quiet, convenient, and practical. He stated that he believes this proposed use negatively impacts all three. He stated that there is only one way to get to the highway for the residents of his neighborhood, through a congested intersection, and that this property will add to that traffic. He also expressed concern over the negative impact on property values. He stated that with too many hotels in the area, room rates are lowered, and he believes that attracts less than prime customers. He stated that with more traffic, more people, and more noise, he doesn't believe there is any positive impact on the community nor that there is a demand for the type of business. John Franco, 13 year resident of 305 Foxbury, stated that the Whataburger and QuickTrip have both experienced robberies at their 24 hour operations. He stated that the crime rate associated with hotels in other areas of Euless make him uneasy about the potential for this site. He also stated that he believes the hotel would be adding more traffic to the already congested area. Michael McKee, resident of the Cloisters subdivision since it was built, stated that he would rather the change in zoning be made to that property to allow for more residential homes than the hotel development. He stated that he walks with his children, has seen Planning and Zoning Commission Minutes Page 6 of 11 November 21, 2017 truck drivers walking around his neighborhood that park nearby, and worries that the hotel would bring even more people to his neighborhood. He stated that he believes the potential in crime would rise, the property values would lower, and that the negative impact outweighs the positive. Dain Schneck, resident of 911 Red Maple Road, stated that he sympathizes with the concerns of the Cloisters residents. He stated that he believes hotels directly adjacent to residential neighborhoods in the city would disturb the peace and quiet residents desire at their family homes. Chairman McNeese asked audience members to raise their hands if they agreed with the statements of opposition made by the residents. 47 audience members raised their hands. Chairman McNeese closed the public hearing at 7:05 p.m. Commissioner Owens stated that he appreciated both the applicant's time, and the residents for their concerns. He stated his concern was primarily with the proximity to the neighborhood, with the hotel being four stories tall and a 24 hour business. He stated that he does not think that the proposed business is the best use for this location. Commissioner Olmstead thanked the audience for their participation. Vice Chairman Portugal stated that she agreed with the statement from Commissioner Owens. She stated that she understood the residents who expressed concern over losing the green space, but that any developer could come build on that land, and many businesses within the C-2 zoning do not require a Specific Use Permit to proceed. She stated that eventually the land owners will want to sell their land, and encouraged residents to continue to monitor the development. She stated that given the distance from the highway and the proximity to the residential neighborhood, she did not believe that the location was ideal for a hotel. Commissioner Dunckel stated that he did not feel this location was the best for a hotel. Commissioner Ellis stated that he was pleased with the quality of product presented, as well as the attention to landscaping, and that there were a number of other locations in the city that he would support this development. Commissioner Wilson thanked the audience for their attendance, and stated that he encouraged residents to attend both the Planning and Zoning Commission as well as City Council meetings. Chairman McNeese stated that based on Section 84-153 of the Unified Development Code, he did not believe that this location is the appropriate place to build this hotel. There were no further questions or comments presented by the Commission. Planning and Zoning Commission Minutes Page 7 of 11 November 21, 2017 Commissioner Ellis made a motion to recommend denial of Case No. 17-11-SUP for a Specific Use Permit on Westpark Professional Centre Addition, Block 1, Lots 2R1 and 2R for a Hotel in the Community Business District (C-2) with the conditions as presented. Commissioner Dunckel seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Portugal and Commission Members: Owens, Olmstead, Dunckel, Ellis, and Wilson. Nays: None Abstention: None Chairman McNeese declared the motion carried. (7-0-0) ITEM 3. HELD A PUBLIC HEARING FOR SPECIFIC USE PERMIT NO. 17-1 S-SUP AND RECOMMENDED AN ORDINANCE Chairman McNeese opened the public hearing at 7:17 p.m. Senior Planner Stephen Cook gave a brief description of the case. Mr. Sosa was originally issued a Specific Use Permit (SUP) for the operation of a Tire Repair Shop in November 2010 with the following conditions: The Specific Use Permit is tied to the Business Owner James Sosa; • The Specific Use Permit is tied to the Business Name: Hwy 10 Tire Shop; • All tires stored on site whether new or used, shall be stored in a manner that is screened from public view from the right-of-way and shall be stored under cover so as to not allow the collection of rainwater within the tires; • All repair of tires shall be conducted within the building or within the fenced area behind the building; • Outdoor storage is prohibited in front of the building; and • The term of this Specific Use Permit shall be granted for a period of one year in order to gauge the further appropriateness of the use at the specific location. The last renewal of the Specific Use Permit was approved and included a stipulation that it was valid for a period of six (6) months in order to gauge the further appropriateness of the use at the specific location due to numerous issues of non-compliance of the above conditions. Since the latest renewal, there have been no occurrences of Code Compliance issues with the business. Planning and Development has not had any enforcement issues. Based on the current history of the business, staff recommends approval of the Specific Use Permit with the following conditions: Planning and Zoning Commission Minutes Page 8 of 11 November 21, 2017 a. The Specific Use Permit is tied to the Business Owner: James Sosa; and, b. The Specific Use Permit is tied to the Business Name: Hwy 10 Tire Shop; and, c. All tires stored on site whether new or used, shall be stored in a manner that is screened from public view from the right-of-way and shall be stored under cover so as to not allow the collection of rainwater within the tires; and, d. All repair of tires shall be conducted within the building or within the fenced area behind the building; and, e. Outdoor storage is prohibited in front of the building; and, f. The auto repair services provided by this establishment are tire repair and wheel- related repairs. Any other auto repair services are in violation of this Specific Use Permit.; and, g. The Specific Use Permit may be revoked if one or more of the conditions imposed by this permit has not been met or has been violated. h. Upon revocation or expiration of the Specific Use Permit, all uses permitted hereunder shall cease. Chairman McNeese asked to hear from any proponents/opponents who wished to speak. Seeing none, Chairman McNeese closed the public hearing at 7:19 p.m. Chairman McNeese asked if the applicant was present. Mr. Cook stated that he was not. Mike Collins, Director of Planning and Economic Development, stated that since the automotive shop is solely run by Mr. Sosa, if he leaves the building, the business has to close. Vice Chairman Portugal asked that since there were previously numerous issues, if the applicant understood the conditions as presented for this Specific Use Permit. Mr. Cook stated that the conditions were made clear to the applicant. He stated that with the removal of the time period associated as a condition of the Specific Use Permit, if there is a compliance issue, the Specific Use Permit would come back before the Planning and Zoning Commission and City Council. There were no further questions or comments presented by the Commission. Vice Chairman Portugal made a motion to recommend approval of Case No. 17-15-SUP for a Specific Use Permit on J. P. Halford Addition, Block D, Lot 7, 116 W. Euless Boulevard for a Tire Repair Shop in the Texas Highway 10 Multi-Use District (TX-10)with the conditions as presented. Commissioner Wilson seconded the motion. The vote was as follows: Planning and Zoning Commission Minutes Page 9 of 11 November 21, 2017 Ayes: Chairman McNeese, Vice Chairman Portugal and Commission Members: Owens, Olmstead, Dunckel, Ellis, and Wilson. Nays: None Abstention: None Chairman McNeese declared the motion carried. (7-0-0) ITEM 4. APPROVED PRELIMINARY PLAT NO. 17-07-PP Senior Planner Stephen Cook gave a brief description of the case. The applicant proposes to preliminary plat the above described property for commercial development. The technical aspects of the subdivision, including setback distances and placement of easements, are in compliance with the City of Euless Unified Development Code. The Development Services Group has reviewed the proposed Preliminary Plat and has certified that it meets the technical standards of the City of Euless. Staff recommends approval. There were no further questions or comments presented by the Commission. Commissioner Dunckel made a motion to approve Case No. 17-07-PP for a Preliminary Plat of 3.607 acres in Adam Bradford Survey, Abstract No. 152, Tracts 1, 1B, 1A7C, and a portion of 1A7 to be platted as Cadence Capital Addition, Block A, Lots 3 &4 located in the 900 block of E. Harwood Road. Commissioner Owens seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Portugal and Commission Members: Owens, Olmstead, Dunckel, Ellis, and Wilson. Nays: None Abstention: None Chairman McNeese declared the motion carried. (7-0-0) ITEM 5. RECOMMENDED APPROVAL OF SITE PLAN NO. 17-13-SP Senior Planner Stephen Cook gave a brief description of the case. The developer of the property is seeking approval of a site plan to construct a 9,893 SF retail/restaurant commercial building. The lot they are intending to development is located southwest of E. Harwood Road and Bear Creek Parkway. The project is a C-2 style commercial lot within the Riverwalk Planned Development District. Planning and Zoning Commission Minutes Page 10 of 11 November 21, 2017 Access—Access to the property is made from a drive approach onto E. Harwood Road. There will be a cross access easement along the frontage of the property, creating a connection between the hard corner of the intersection eastward to the recently constructed convenience store and gasoline sales. Parking—The site will have seventy-five (75) parking spaces, which meets the standards of the City. Landscaping — Landscaping is focused primarily on the streetyard located between the front of the building and the street right-of-way. There is a five-foot buffer with shrubs as required by code along the rear masonry wall already constructed between the subject property and the Estates at Bear Creek subdivision. Exterior—The new building will be a masonry building with a mixture of brick and facade stonework on the building. Metal canopies will featured over windows and doors. The lighting on the site has been evaluated to ensure that building and parking lot lighting will not intrude into adjacent properties. The Development Services Group has certified that the site plan is in accordance with the requirements of the City of Euless. Commissioner Ellis asked if there was access to the property from the south side rear parking lot. Mr. Cook stated that there are only service doors on the south elevation, not customer entrances. There were no further questions or comments presented by the Commission. Commissioner Olmstead made a motion to approve Case No. 17-13-SP for a Site Plan for Commercial Development proposed to be located on 1.363 acres to be platted as Cadence Capital Addition Block A, Lot 3, 900 Block of E. Harwood Road. Commissioner Wilson seconded the motion. The vote was as follows: Ayes: Chairman McNeese, Vice Chairman Portugal and Commission Members: Owens, Olmstead, Dunckel, Ellis, and Wilson. Nays: None Abstention: None Chairman McNeese declared the motion carried. (7-0-0) ITEM 6. ADJOURN Planning and Zoning Commission Minutes Page 11 of 11 November 21, 2017 There being no further business, the meeting was adjourned at 7:31 p.m CAairmaA Richard McNees Date I