Return
MINUTES
The Plan Commission of the City of Garland convened in regular session at 7:00 p.m. on Monday, June 26, 2023, in the Council Chambers at the William E. Dollar Municipal Building, 200 N. Fifth Street, Garland, Texas, with the following members present:
Present:
Scott Roberts, Chairman
Wayne Dalton, Commissioner
Julius Jenkins, 1st Vice Chair
Stephanie Paris, Commissioner
Georgie Cornelius, Plan Commissioner
Rich Aubin, Commissioner
Douglas Williams, 2nd Vice Chair
Michael Rose, Commissioner
Staff Present:
Will Guerin, Planning Director
Nabiha Ahmed, Lead Development Planner
Matthew Wolverton, Development Planner
Shawn Roten, Senior Assistant City Attorney
Tracy Allmendinger, Deputy City Secretary
Evelyn Martinez, Planning Technician
CONSENT AGENDA
All items under this section are recommended for approval by a single motion of the Plan Commission, without discussion. The Plan Commission has had the opportunity to review each of these items during a pre-meeting. The Chairman will announce the agenda and provide an opportunity for members of the audience and the Plan Commission to request that an item be removed and considered separately.
Motion
was made by Commissioner Williams to
approve
the Consent Agenda. Seconded by Commissioner Rose.
Motion carried
:
8
Ayes,
0
Nays.
1.
MINUTES
a.
Consider approval of the Plan Commission Minutes for the June 12, 2023 meeting.
APPROVED
2.
PLATS
a.
P 23-19 TBCW Addition Replat
APPROVED
b.
P 23-20 - JLB Garland Final Plat
APPROVED
ITEMS FOR INDIVIDUAL CONSIDERATION
Speaker Regulations:
Anyone wishing to speak for, against, or on agenda items must fill out a speaker card and give it to the Plan Commission Secretary before speaking (cards are located at the entrance to the Council Chambers). The Chairman will recognize speakers; he may impose a time limit and may provide for rebuttal. All comments and testimony are to be presented from the podium.
4.
ZONING
a.
Consideration of the application of
DDC, Inc. & Mohammad Naeem
, requesting approval of a Detail Plan for Single-Family Detached Homes on a property zoned Planned Development (PD) District 16-23 for Single-Family-10 (SF-10) Uses. This property is located at 2675 East Brand Road. (District 1) (Z 21-07 – Detail Plan)
The applicant, S.I. Abed, 4440 Lafite Ln., Colleyville, TX, and owner, Faroouk Azim, 2005 Rock Dove Ct., Westlake, TX., provided an overview of the request, and remained available for questions.
Commissioner Rose asked for a timeline of when the construction would begin if and when the development is approved.
The applicant explained that upon approval, construction would begin soon after.
Motion
was made by Commissioner Jenkins to
approve
the application as presented. Seconded by Commissioner Paris.
Motion carried
:
8
Ayes,
0
Nays.
APPROVED
b.
Consideration of the application of
Homeyer Engineering
, requesting approval of 1) a Change in Zoning from Single-Family-7 (SF-7) District and Agricultural (AG) District to a Planned Development (PD) District for Single-Family Attached Uses and 2) an Alley Waiver. This property is located at 1306 & 1314 Rowlett Road. (District 3) (Z 21-41 – Zoning)
The architect, Greg Guerin, P.O. Box 53, Forney, TX, 75126, provided an overview of the request, and remained available for questions.
Commissioner Paris asked if a Traffic Impact Analysis was done and if so, what feedback, if any, was provided from the Transportation Department.
The architect explained that the proposed development went through a thorough review by the Engineering Department regarding their 20 residences and 2 driveways that the Fire Department requested be incorporated into the development.
Motion
was made by Commissioner Paris to close the public hearing and
approve
the application as presented. Seconded by Commissioner Jenkins.
Chair Roberts commented that he previously voted against this use at that location and would again be voting against the proposed development due to an already good mix of residences in the area and the potential for many of the trees on the property being removed as a result of the development.
Motion failed for lack of a majority vote.
Commissioner Paris opened up the floor for discussion.
Commissioner Dalton shared that he does not feel like this location is the right place for a group of townhomes.
Representing the applicant, Jason Eddington, 9500 FM 740, Forney, TX, addressed some of the concerns the Commission expressed in regards to the applicant being open to replanting some of the trees that will be removed during construction.
Commissioner Rose referenced a case at the previous Plan Commission meeting where the Commission's vote also resulted in a 4-4 vote and requested that the recommendation be forwarded as such to the City Council and leave it up to the City Council to make a final decision on the development.
Chair Roberts stated that due to no changes in the votes, the development would be forwarded to Council as a 4-4 vote which technically means it is a denial on behalf of the Plan Commission.
The Plan Commission took a recess at 7:22 p.m. to address some of the technical audio issues.
The Plan Commission returned from recess at 7:29 p.m.
DENIED
c.
Consideration of the application of
Homeyer Engineering
, requesting approval of a Detail Plan for Single-Family Attached (SFA) development. This property is located at 1306 & 1314 Rowlett Road. (District 3) (Z 21-41 – Detail Plan)
Chair Roberts stated that due to no changes in the votes, the development would be forwarded to Council as a 4-4 vote which technically means it is a denial on behalf of the Plan Commission.
DENIED
d.
Consideration of the application of
Manhard Consulting
, requesting approval of a Change in Zoning from Community Retail (CR) District and Multi-Family-1 (MF-1) District to a Planned Development (PD) District for Multi-Family-2 (MF-2) Uses. This property is located at 1214 & 1302 West Miller Road. (District 5) (Z 23-12 – Zoning)
The applicants, Ravi Mehta, 125 E. John Carpenter Fwy., Irving, TX., and Emily Zoellner, 3040 Old Mill Run, Grapevine, TX., 76051, provided an overview of the request, and remained available for questions.
Commissioner Aubin shared his concerns regarding the traffic backing up on Miller Road between Saturn and Glenbrook and also asked about any plans to address the ingress and egress issues.
The applicant stated that they have been working with the Transportation Department to address those concerns and also had a voluntary Traffic Impact Analysis done. The applicant is considering adding a slow-down lane and a right turn only lane to help with the traffic issues.
Commissioner Aubin shared he is concerned about the traffic volume.
Commissioner Jenkins asked the applicant to explain what workforce housing is and if there would be an income requirement for the development. He also asked about changes to the proposed lighting concerns that were brought up previously.
The applicant explained that workforce housing would be those citizens that work at places such as Walmart, or drive-through restaurants. He also explained that they would not be providing affordable housing, Section 8 Housing, nor rent controlled units and that all changes regarding the lighting were made and meet City code.
Commissioner Jenkins asked the applicant to explain what deciding factors went into considering the proposed density of the development in comparison to the adjacent properties.
The applicant responded they feel there is a need for this type of development in that area and that even though the development is dense, there are a total of 63 one-bedroom and efficiency units and there would not be as many vehicles on the property.
Commissioner Jenkins stated that he presumed the applicant has done extensive market analysis and stated that he believes affordable housing is necessary for this particular area for 2-person families.
Commissioner Dalton requested clarification on what exactly the development encompasses as far as the previous businesses in the area, particularly the former Sonic and car wash.
The applicant explained that he did attempt to buy out the former Sonic and car wash properties but the owners were not interested in selling; therefore, he only purchased the vacant land and church property.
Chair Roberts recommended that when the applicant goes before the City Council, that he provide more detailed information on the Traffic Impact Analysis study and how he is proposing to control the traffic.
Motion
was made by Commissioner Aubin to close the public hearing. Seconded by Commissioner Williams.
Motion carried
:
8
Ayes,
0
Nays.
Commissioner Aubin requested to get more feedback from the Plan Commission as a similar project was presented to Council several years ago that was denied due to traffic concerns. His concern mainly lies around the egress around the development and residents trying to turn left onto Miller Road resulting in additional back-ups in traffic. If this issue is addressed with a possible barrier preventing left-hand turns, he would be inclined to support the development.
Commissioner Rose asked the City Attorney if the Commission's motion could include a requirement for a right turn lane to be implemented as part of the development.
Attorney Roten clarified that the Commission could do an approval of the development with a condition or make the recommendation to the applicant to have this implemented before going before the City Council.
Staff recommended that the applicant and his team continue to work with the Transportation Department to address the left turn concerns and how to prevent them through barriers or signage.
Commissioner Dalton shared his own personal experience of being involved in a traffic accident at the intersection of Glenbrook and Miller but also pointed out that the property has been an eyesore for many years and believes the Detail Plan being presented would be beneficial to the City as it might improve things in the vicinity. He is in favor of the project.
Commissioner Cornelius shared that she is also in favor of the proposed development with the required conditions to address the traffic concerns.
Commissioner Jenkins asked for clarification on what the conditions being proposed by the Commission were.
Chair Roberts clarified that the conditions centered around addressing the ingress and egress to the property. He further added that the applicant might consider the additional safety measures such as widening the entrance to the property and making the entrance drive-in only.
Commissioner Jenkins asked to confirm that the safety concerns previously presented were addressed with the additional lighting on the property. He also asked that the applicant consider ways to alleviate the traffic concerns by addressing the ingress and egress options. Commissioner Jenkins is not opposed to the development, as he feels the area needs the redevelopment. He also embraces the developer's idea to provide workforce housing as they define it. His hesitation is out of a concern that families are not getting the same attention as single person's attention to getting a certain market need.
Attorney Roten advised the Commission against considering the residents or the economics as part of the land use that is being presented.
Chair Roberts shared that just as the development was presented two years ago and now, the land use is appropriate for the development.
Commissioner Aubin shared that this site is the site of the former Miller Gardens which was acquired by the City at the time the City was in the business of taking over run down apartment complexes. The site eventually was acquired by the Garland Housing Finance Corporation then subsequently sold to the applicant. The property has been vacant for quite some time. Commissioner Aubin does not feel that 30 units per acre is particularly dense and he does not believe that lowering the density of the development would make economic sense. Commissioner Aubin stated that the Commission should only consider the land use and not the prospective people that might come to the development.
Motion
was made by Commissioner Aubin to
approve
the request for the Planned Development and the Detail Plan with the provision that the ingress and egress be studied and that the provision for an egress turning west not be allowed by means of a physical barrier in place. Seconded by Commissioner Cornelius.
Motion carried
:
8
Ayes,
0
Nays.
APPROVED
e.
Consideration of the application of
Manhard Consulting
, requesting approval of a Detail Plan for Multi-Family Development. This property is located at 1214 & 1302 West Miller Road. (District 5) (Z 23-12 – Detail Plan)
Motion
was made by Commissioner Aubin to
approve
the request for the Planned Development and the Detail Plan with the provision that the ingress and egress be studied and that the provision for an egress turning west not be allowed by means of a physical barrier in place. Seconded by Commissioner Cornelius.
Motion carried
:
8
Ayes,
0
Nays.
APPROVED
f.
Consideration of the application of
Petitt-ECD
, requesting approval of an amendment to Planned Development (PD) District 03-54 for Heavy Commercial Uses. This property is located at 11511 & 11611 Lyndon B. Johnson Freeway. (District 5) (Z 23-18 – Planned Development Amendment)
The applicant, Michael G. Matetich, Sr., 5753 Glen Eagles Drive, Plano, TX., and civil engineer, Bill Thomas, 201 Windco Circle, Wylie, TX., provided an overview of the request, and remained available for questions.
Chair Roberts thanked the applicant for going above and beyond and putting the wall in front of the doors.
Commissioner Aubin welcomed the applicant to the community and thanked them as well for adding the wall in front of the doors.
Commissioner Dalton stated that as part of the reconstruction of I-635 it is now lower than the service road so there is a high possibility that the service bays will no longer be visible.
Motion
by Commissioner Aubin to close the public hearing and
approve
the application as presented. Seconded by Commissioner Williams.
Motion carried
:
8
Ayes,
0
Nays.
APPROVED
g.
Consideration of the application of
Petitt-ECD
, requesting approval of a Detail Plan amendment for an Automotive Service Building. This property is located at 11511 & 11611 Lyndon B. Johnson Freeway. (District 5) (Z 23-18 – Detail Plan)
Motion
by Commissioner Aubin to close the public hearing and
approve
the application as presented. Seconded by Commissioner Williams.
Motion carried
:
8
Ayes,
0
Nays.
APPROVED
5.
MISCELLANEOUS
a.
Consideration of the application of
Dos Banderas
, requesting approval of 1) a Major Waiver to Chapter 7, Table 7-7 of the Garland Development Code and 2) a Downtown Development Plan to allow the replacement of an existing awning and install a new storefront awning with signage on a property zoned Downtown (DT) District, Downtown Historic (DH) sub-district. This property is located at 614 Main Street. (District 2) (DD 23-02)
The applicant, Matt Archer, 400 S. 11th, Garland, TX 75040, remained available for questions.
Commissioner Rose asked the applicant what their timing would be upon approval to begin construction.
The applicant explained that this request is part of a revitalization grant process and there is a requirement to begin the project within six months but that all materials have been ordered except the signs. Upon approval by the City Council, the production of the sign would begin.
Motion
was made by Commissioner Williams to close the public hearing and
approve
the application as presented. Seconded by Commissioner Jenkins.
Motion carried
:
8
Ayes,
0
Nays.
6.
ADJOURN
There being no further business to come before the Plan Commission, the meeting adjourned at 8:09 p.m.
CITY OF GARLAND, TEXAS
/s/ Scott Roberts, Chairman
/s/ Elisa Morales, Secretary
AgendaQuick ©2005 - 2024 Destiny Software Inc.
All Rights Reserved.