Planning & Zoning Commission - Regular Meeting

Heat. Heat. Heat. Heat. Heat. Heat.

call this meeting to order for uh Monday, March the 30th, 2026, 6:30 uh for the Paralland Planning and Zoning Commission. Uh we have a roll call and we have uh six commissioners present. Um so now we'll go to the introduction of the agenda and and uh so that's to staff.

Thank you chair. Good evening everyone. First we will have a call to order followed by a staff report. After that the applicant will have an opportunity to make a presentation. After their presentation the public comment will be open to express support or opposition to the case. Please state your name and address for the record and please be brief and to the point within a three-minute time frame. Afterwards, the commission and staff will have their discussion and then the commission will vote to either recommend approval as presented, approval with conditions, denial of the request, or to table the item. City council's consideration of tonight's zoning change will be on the Monday, April 13, 2026 meeting. Looking at the consent agenda for tonight, we have approval of the regular meeting minutes from the March 2nd meeting as well as a final plat of men on Enclave and a replat of Villa partial replat 1. And then on new business tonight, we have a variance from the 3:1 maximum lot depth to lot width ratio in a single family estate district and another variance from the 3:1 maximum lot depth to width ratio in a suburban residential 12 district. And then finally tonight we have a zoning change request from general commercial to plane development south of Nap Road east of Main Street. And with that, I'll pass it back to you, chair. Thank you. Thank you. Katcha. Okay, that uh brings us to the consent agenda. Um does anyone wish to remove anything from the consent agenda? Seeing none, uh I'll entertain a motion in a second for approval.

Commissioner Haskins, motion to approve. Commissioner Henrik, second.

All right, got a first. Any uh any conversation on this? Okay, seeing none. Uh, all those in favor, sign by raising your right hand. Those opposed, same sign. Passes six to zero. All right, that takes us to new uh items removed from consent agenda, which there were none. Takes us right into the new business. Uh item one is consideration of possible actions on VAP2026-0121 variance for uh from the 3:1 maximum lot depth to a lot width ratio a request by Donna Eckles Proerve applicant on behalf of Cen Havs Hapaza Bosam and William Hodges. is uh Cen Jr. owner for approval of of a variance permitted in section 2.6.1.1b one of the United uh unified development code ordinance number 2000-t from section 3.2 14.2 2 C to allow the creation of one lot, which exceeds the maximum 3:1 lot depth to lot width ratio in the single family estates uh district on approximately.999 8 acres. Um location 21102 Linda Lane, Periland, Texas. Um, can I have a motion and a second for approval?

Commissioner Haskins, motion to approve. Commission second. Okay. All righty. That brings us to uh staff report.

Good evening, commissioners. Um this evening I'll be presenting the AP20 260121 a plat variance from the 3:1 maximum lot depth to width ratio located within the single family estate district on approximately 0.9998 acres of land along Lindelane. This is a request to allow for the creation of a lot that exceeds a maximum 3 to1 lot wid depth to width ratio. The proposed lot depth is 3 385.65 ft and the proposed lot width is 104.78 ft. The proposed future use of the property is for a single family home. To give some context of the area, here is the proposed plat along with the aerial and zoning map. The surrounding area is entirely residential and the lot dimensions, both depth and width, are indicated in red. The applicant's request meets all criteria for approval of a variance under section 2.2.5.2D of the Unified Development Code. Staff recommends approval of the requested variance for the following reasons. The proposed subdivision meets the minimum lot requirements for the RE district except for the 3:1 maximum lot depth to width ratio. The 3:1 maximum lot depth to width ratio does not negatively impact adjacent properties and uses. And that concludes staff report.

Thank you staff. Uh that takes us to applicant presentation. Is the applicant present? Okay. All right. All right. Um that takes it to per persons wishing to speak for or against uh this item. Asking one more time, does anyone wish to speak for or against this item? Seeing no movement, uh I'm going to open it up for councils. uh discussion. Anybody have anything?

I have a feeling I might steal Henry's thunder here, but moving forward, uh are we uh is this going to be staff level in the future? Sorry. Yes, we are looking into that. Awesome. Um, other than that, nothing. Sorry, Henry. No, that's it. You done? Anybody?

Okay, seeing no discussion on that or uh I'm going to call for the vote. All those in favor, sign by raising your right hand. All those opposed, same sign. Passes six to zero. Uh that takes us to the next item uh consideration and possible actions VAP 2026-0126 variance for a 3:1 maximum lot depth uh ratio a request by Chad U a Gormley um RLS of Gormley Surveying uh Inc. a applicant on behalf of Joe Brown, owner for approval of a variance permitted in the section 2.6.1 uh 1B1 of the United uh unified development code ordinance number 2000-t from section 32.14.2C 2 C to allow the creation of two lots which exceed the maximum 3:1 lot depth uh to lot width ratio in a suburban uh residential uh SR12 district on approximately 10 acres of land uh 5 acres per lot described in width at 2213 and 2221 Roy Parland land, Texas. Um, can I have a motion and a second for approval?

Uh, Commissioner Fores motion to approve. Commissioner Henrik, second. Okay, that takes us to staff report.

Good evening, commissioners. I'll move through this fairly quickly. Um, tonight again, this is variance for the 3:1 lot width to depth ratio on two lots within the SR12 zoning district. The proposed lot width and depth of the lots one and two are a 214.72 foot wide lot with 1,100 1,13.9 ft in depth. And lot 2 is 214.6 ft in width with 1,13.9 ft in depth. Um, so just a little bit from perfectly even on both of those lots. And I believe the lot width, I'm sorry, the lot depth decreases by approximately 20 feet when you take into consideration the right-of-way dedications that'll take place as a portion of this plat. The site is already developed with existing single family residential homes on each one of the sites. The reason for the plat is to straighten out that tiny little jog that you see here in the line, which is why they are platting the site prior to sale. So there is no change in what is being done on the site or what is on the site at this time. It is just to plot the property for sale. You can see here the lot width, the lot depth, the um a portion of the proposed plot. Again, this is just for the ratio. This is a minor plot, so it'll be approved at a staff level um should the variance for the lot width to death ratio be approved. Staff has found that it does meet the minimum lot requirements for the SR12 district except for that lot width to depth ratio and that those ratios do not negatively impact the surrounding properties which are all residential in nature. So, we do recommend approval of the request. Thank you, Katie. All right, that takes us to applicant presentation. Is the applicant present? Okay, thank you. Uh that takes it to uh anyone wishing to speak for or against if we have any questions, we'll call you to the podium. Uh

anyone wishing to speak for or against this uh this item? Seeing no movement, I'm gonna ask one more time. Anybody wishing to speak for against this item? Seeing none, that takes it on into uh commission discussion. Anyone? Um appreciate the neighbors working this out and the city cooperating and looking forward to the UDC rewrite that has this in there that gives staff permission. Yeah, I'm just curious if it's both properties being sold or just just one of the lots. Is it lot one and two or just

I'm happy to speak to that briefly. Um while I can't 100% confirm that and I'm not sure that the applicant can as well since it's a sale that is not related to it specifically, my understanding is that only one of the lots is being sold.

All right, that ends discussion. Um, I'm going to call for the vote. All those in favor, sign by raising your right hand. All those opposed, same sign. Carry six to zero. All right, that takes us down to item three, uh, consideration of possible action zone change application, uh, Z2026-0048, public hearing, a request by Thomas Porsche, uh, applicant on behalf of Periland Storage LLC and Al, uh, D. Coker owner for approval of a zone change for 13.147 acres of land from general commercial uh district to plan development uh district uh location south of Nap Road east of Main Street, Periland, Texas. Uh staff report.

Thank you, Mr. Chairman. No minute. Can I have a motion a second for approval? Commissioner Haskins, motion to approve. Commissioner or motion to approve. All right. Thank you. Now, staff.

Thank you, Mr. Chairman. Um, tonight is a request for a reszone of a property to um from GC to PD. This is to allow for light industrial development of the site. This is an application which you all have seen um in part before and also through the PD workshop which took place about a month ago. Um, this was posted in the newspaper and letters were mailed out. 15 letters were sent for public notice as well as a sign being placed on the property by the applicant. We have not received any public comment for or against the application. The property is located here along Nap Road and Main Street. You can see there's a um small portion that fronts Nap Street with the majority of the frontage being on Maine. Main Street is a corridor overlay district. Um the surrounding uses include contractor's office, wholesale trade and a church to the north. Um you've got air conditioning specialist and office warehouses to the south. There's Hickory Slooh and Cross Point Church to the east and a cemetery church and auto repair as well as a lighting store to the west. Um the property is generally surrounded by uh their GC properties with um M1 to the direct south and then across the street. While it has not been updated on this map is PD which is the handover PD on this parcel here that gains access through here on our future land use map which is in our comprehensive plan. The site is identified as mana manufacturing and warehouse. So that does meet the intent for the future land use map. The site was annexed into the city of Parland in 1960. The southern 10.594 acre parcel was plotted in 1983 with that northern parcel that Front Snap Road remaining unplatted to this date. In January of 2026, a zone change from GC to M1 was unanimously denied with the direction from council to consider either a conditional use permit or a PD

based on the proposed intent of development for the site. Um so some uses could be considered through the CUP process. In this case, the applicant has indicated that the uses um were a little more restrictive than they were looking for. So, they have gone with the request for PD, which you're hearing tonight. The PD workshop for that was held on February 9th, this last month. This is the design plan that has been included with the submitt. Um the full list of deviations from the unified development code are found in the packet which was presented to you tonight as well as our PD document which is a portion of that packet and is located on our public hearings page right now. Um so if you are following along at home you can click on the link on that. I will go through some of them um hit some of the highlights but they are all also highlighted in your staff report. The main items that um have been identified in the PD document as deviations from our unified development code is that they have added a few uses to the district which would be allowed in the PD but would not be allowed in a straight M1 zoning district. That would include animal hospital without any outside pins, glass repair and tinting indoor facilities only, auto repair major and minor with only indoor facilities, auto sales again only indoor showroom so no outdoor. um as well as some grain and food supply stores and um an animal hospital or veterinarian, I'm sorry, an office clinic veterinarian, no animal hospital or outdoor pins associated with that either. They also included a list of 59 uses which would not be permitted in the PD, but could be permitted should this property be zoned M1. So, it reduced some of those um heavier industrial uses within the site. The setbacks have been altered slightly as well as the plantings. Um they have increased the planting size of the trees on the site from about two inches to 3 in which the minimum RUDC requires is 2 in. So they've increased the size of

those. Um they've reduced a bit of the ornamental tree planting numbers that would be required. Um however they've also increased the size of those. They've added shrubs along the first 150 feet into the site on both this street and Main Street. So, Nap and Maine um so that cars approaching won't see quite as as deep into the site with the shrubs that are screening the area there. Um they do have um tilt walls to screen the loading area for the site. The building is oriented so that it is away from the quarter overlay district and they have provided some renderings of the building in their um site renderings as well as some truck signage. Um I will let the applicant speak primarily to the circulation of the site. They've got a presentation for us tonight. However, um the circulation patterns that they identified in their extra supplemental um truck circulation that you saw in your packet does align with the truck routes that the city of Perland um dictates through our our code. So, that is something that is to be considered when considering a zone change for a PD. Um we take a look at the long range plans as well as the um other long range and wide scoping plans. So thoroughare plans comprehensive plan um and zoning map for the criteria and the answer is yes it does conform to those criteria. You'll see more about that on the next slide. Um whether the use is going to be appropriate with those in the immediate area. the um site will have adequate water, sewer, sanitary service and other public services and whether it will negatively impact the public health, safety, morals or general welfare. The answer is yes, it meets all of those criteria. No, it does not negatively affect the public health, safety or general welfare of the site and it does meet all of those long range plans as well. So, it conforms with the

warehouse and manufacturing place type. It has frontage along Main Street and NAP which are both of sufficient width. However, Nap Road is in the initial design phase of widening um that was has been discussed previously and is slated to potentially start being actually winded widened late next year. The unified development code um with a plan development, no, it does not meet all of the criteria of our UDC and that's because that is by design through the unified development code. It identifies the option to apply for a PD and allow for those deviations. And so while it does not meet it with all of the criteria, it has proposed deviations in accordance with the PD criteria. So it does meet that as well. And then it has access to water and sewer on the site through both Nap Road and Main Street. With that in mind, um, as it meets all of the criteria, there are a few items that staff would request be updated prior to city council um, rather than having them as conditions because they are requirements of our UDC. And it's not that they have not identified them in the ordinance, but there's just a little bit of language that could be updated to um be more clear where it either conflicts or is silent to it in the PD. And that includes um updating the PD language to um make sure that the deviations table and the related wording about the spacing of ornamental trees on NAP road be updated as it conflicts between 10 and 15 feet in spacing. Updating the language for the landscape buffer section to ensure that it meets the it meets the planting requirement but ensure that it meets the setback for buildings as well for the 25 ft. Update some language about screening for parking areas fronting the road. And then also about um changing the language from material finish or color to material finish and color so that we don't have only a paint color change on a otherwise flat facade. Um so those are

the recommendations that staff has for this. Um however we do recommend approval of the planned development zone change. I'm sorry. It's listed here as M1 Ky district zone change with an M1 base zoning district. That's all of staff report unless you have questions which I'm happy to answer. Thank you Katie. Okay, that brings us to applicant presentation. Is this kind of deja vu? Okay. Name and address. For the record, though,

I am a resident of League City, but here on behalf of Junction Commercial Real Estate, who is trying to develop the property off of Nap Road and Main Street. I can go ahead and start without this. That's okay. Um, so while they're bringing up the presentation, um, you know, uh, we're back here for the PD as directed by city council. I think, um, we tried to be, um, very restrictive in the uses that we permitted, um, without, you know, hamstringing ourselves because we are a merchant and a speculative developer, right? Um, so what we tried to do with the PD was limit the uses that we know um, uh, city council was not comfortable with. um just blanket zone chains to M1. So, we limited those uses. Um and then in the PD packet, um you know, we went pretty in depth to truck flow and traffic flow in and around the site. uh queuing concerns along Main Street, along Nap Road, uh and addressed all those with a pretty detailed analysis of, okay, if the trucks miss, you know, the turn on the Nap Road, how are they going to go and circulate and come back uh without entering, you know, residential areas or uh ending up on uh non um non-truck routes uh within the city, even if they may not be in residential areas. Um so, I think we've addressed that. Um, you know, our intent here, um, stays the same as what you've seen in the zone change. Um, you know, I know we have some stuff in there like indoor veterary use and stuff. Again, just not trying to trying not to hamstring our tenant because we don't know what's in there, but understanding that, um, you know, everything within this site will be self-contained within the building. And we really see this as a distribution facility u which is you know about 99% of the uses for um this type of building and how it's been designed with relatively low traffic counts. You know our traffic counts

wouldn't change um based on what we predicted roughly 19 trucks uh coming and going a day and somewhere in the mid30s of cars for employees that would come and go go during the day. Um there's been no change um really to um the the corridor overlay district. I think we tried to to meet and achieve everything or maybe even exceed it there understanding that um you know we're we're wanting to put a little more of a commercial look on this building than just a straight uh you know box warehouse. Um and so um working um with the staff we've tried to meet and achieve all those or or exceed that where we could. Um and then um also just you know maintaining functionality for the building uh and not creating a situation with landscaping that's going to encourage trucks to you know turn where they shouldn't turn or uh go where they shouldn't go. And then I just I put a sample in here um you know of of kind of uh the truck routes. Um and this is really what the basis for our um traffic circulation patterns that are in the PD are based off of is uh achieving you know and you can see the site there. It's a little hard to see right below the 35 sign. Um but you know achieving usage of these routes if the truck should miss um you know the turn in off of NAP. Again, you know, we anticipate the vast majority of traffic entering off of NAP uh from a truck standpoint and then exiting the site back directly on the main street um and traveling north to the beltway. So, a very short period between uh when they exit on the main street and when they hit the beltway. And I know um just to provide an update, we have gained preliminary approval for the one uh drive onto um 3 onto Main Street uh from Tech Stock as of last week. So um they've approved our one our one drive, one entrance onto um 35.

And then just some preliminary signage. Again, you know, we're going to uh monument sign uh and this has some traffic counts and some circulations on there. Again, 19 trucks per day, 35 cars per day, um space through normal working hours, uh is what the vast majority of our tenants are are doing. So, you know, that would be a 7 to 8 in the morning entrance. Uh maybe some trucks come and go through through the afternoon. Uh most of the site's going to be shut down by 5 or 6 in the afternoon, just kind of standard working hours with the employees coming and going at the same time. um still maintaining two detention ponds and we're still um achieving what I would consider, you know, regional or off-site detention for Mr. Coker's property also. Um and then everything will be flowing um from that northern pond along Nap Road uh out through our back pond and into Hickory Slooh um as previously as previously proposed. And then so that will achieve the tension for our site and uh Mr. Cokers um to repair facilities there as well. Um and that's that's really it. Uh there's, you know, again, uh not a lot of changes from what we've seen. Just trying to restrict the use to what we know and address the concerns of city council so that we can um get back and hopefully get approval.

Okay. Thank you. Is that it? Uh that's it. I'm here for questions. All righty. Go ahead. Sit down. If we have any questions, we'll call you back up. Yes, sir.

All right. Uh, that leads that brings us to persons wishing to speak for or against this item. Seeing no one moving in that direction, I'm going to ask one more time. Anyone wishing to speak for against that item? Seeing none, then we're going to open it up to uh uh commission. Um, Jennifer, you want to kick it off? Going back to the uh the building facade and the look, it looks really good. Um I really love the look and the design. I think it's going to be a great asset um coming into Parland and I'm totally in support of this and I think it's going to bring some great tax revenue to our city. Um other than that, I appreciate your presentation in the truck schematic and explaining that. Um that's it. That's all I have. Thank thanks for your presentation and for coming a couple of months ago. Um just had a question on the the exhibit that had the uh circulation. It's a red X's. I didn't see a legend on there. I was just wanted to get some clarification on um on that exhibit.

Yes, sir. Um I I believe you're probably referring to this exhibit that's got all the turns on it. Um and so we just really did it by colored. uh like so orange is they've they've missed the you know they've missed the route and this is the route they're going to take. Green is they've taken the correct route and entered the site. Um so we just try to honestly color code it what showed up best on PDF for you to be able to to see. Um and then arrows just indicate the direction of traffic flow. So, um, if you're looking at exhibit 7A, for example, um, you know, the two green arrows there, they'd be traveling south from the beltway to Nap Road, and then that's east on NAP and into the site. Um, and this is for truck traffic. If they for some reason missed the site, uh, that's represented by the orange arrows. They'd continue south down 35 uh, to Broadway, uh, come up Broadway to Macawa, and then, uh, north to Mard, and then back over to 35 and enter the site from the south. So if they if they miss for whatever reason miss the the the entrance off of Nap Road, they go down Alvin.

Um I'm not sure if you're you're referring I mean they would go down to to Broadway uh 518. That's the next truck route that they could come back around to Macawa and come north on. I mean the actual So if you turn if you turning on that road the the site you would be making a right into the site. Correct. That's correct. Yeah. So, for whatever reason, if they go past that entrance entrance,

uh if they miss that entrance on the truck traffic route, I mean, that's um not ideal. That's why we're going to put uh no trucks uh and a monument sign out there to try to stop that, right? Because then they're going to enter residential and they're going to have to come back and loop through residential, which we know is, you know, highly discouraged for truck traffic. Um, so obviously we can't permit, you know, prevent it uh 100% of the time, but we're going to have a monument sign out there on NAP um to provide, you know, indication of when to turn a no through trucks just past um the site on Nap Road indicating that trucks aren't to uh continue moving east past the site on Nap um and try to discourage that. I don't know that we specifically addressed if they missed from that way, but I I believe the only route for them uh would be to uh go up and then yes, back down Old Alban to Macard and come around.

Yeah. And the staff, is it is it any uh upgrades to Old Alvin at some point in the future?

As of now, there's no plans for that. I did want to add something though. We will also even though the volume may not require a traffic study or may not uh we will be requesting auto turns to just verify ensuring that trucks is not impacting anything other than the road right or going off the road and yes sir and I think we're prepared to do that. We we've already started a limited TIA just to get this far and understand what we're bringing um and with the assumption that was going to be required during the permitting process anyway to provide the city. Thank you.

Thanks for your presentation. I think the uh design of the building looks great. Uh and I'm all for this project. Thank you.

H just want to ensure I I saw two renditions. One is a site plan from from above. And then we have this one that that's I see zero articulation in that one, but but I'm assuming that's really just to show other things. Then I see the other one, the real pretty on the next page 34. It uh that one has a lot of articulation. Is it going to be a combination thereof? Is this what you're you guys are looking for? for assuming we have rules in our UDC that enforces articulation anyways. So they're not asking for a variance there, right?

No, I mean I'm assuming when you're saying articulation, you're meaning the artist rendering here or or basically what this building is going to look like. And no, we're not we're not um asking for any variance in that method. That overhead site plan is yes, sir. just to show kind of traffic flow and a general idea of site layout, right? As we get into design, we'll develop full landscape plans and you know that Sure. Sure. go in for permitting.

Um just to speak to that a little more clearly and um not intending to conflict, but the variation of material finish is proposed for every 30 feet of building length, a variation in depth of one foot. um for every I'm sorry, a variation in material or finish is proposed for every 30 feet of building length with a variation in depth as well. So for every 30 feet there will be one foot of variation in depth and one foot or I'm sorry and one finish or material change. Um for some reason that language tripped me up there. Our regulation requires one foot

um of depth for every 25 feet. So there is a slight deviation from the amount but it does not require a material and depth. It just or uh material color facade change and depth. It requires just the one. So, while there is a slight deviation 5 ft within this M1 district, um it does add something as well. Plus, it allows for um 15% of the wall area being transparent. It does allow for the use of spandrel glass or other similar materials, which would not be directly um permitted by our ordinance. However, it is something that we've seen in the past. Um this PD also does have requirements for entrances which are in surplus of our our code. So it requires more articulation at the entrances of the building. So while it does ask for the slate the five foot deviation for um how often that deviation or variation in articulation happens um it isn't something that is too far from what what I typically see in requests like this. So

thank you. Thank you for that. And uh I I would not have an issue one with uh the change from 30 to of 25 to 30 period. Um and keeping in mind that there's a beautiful flea market right up the street. So holding these guys to exceptional standards is uh is difficult um you know with a straight face. So um appreciate it. I'm glad you guys came back. You didn't you didn't hear no and then walk away. you came back and and appreciate that and I wish you the best of luck in city council.

Okay. I too want to tell y'all thank y'all for not giving up. Uh yeah, I know it's been a hard process for y'all, but y'all kept coming kept swinging and I'm I'm I'm one that's uh glad y'all did, which we approved y'all in the beginning. It was city council that kept throwing a snag in it. So, but uh but um I I also echo what uh Commissioner Fuentes said uh where for said the uh uh you know, y'all have high standards to meet, you know, being right down the road from that beautiful flea market and stuff. So, anything y'all can do to keep people from throwing up when they come through that part of the city be greatly appreciated. All right, being that I'm going to call for the vote. All those in favor sign by raising your right hand. All those opposed, same sign carry six to zero. Congratulations.

Thanks, sir. U good luck with uh city council. Yeah, I know. Uh that takes us to discussion items, city council update report.

All right. So, since our last meeting, we've actually had two council meetings. And one of the meetings we had agenda items which was the March 16th meeting. We had a zoning change for the plan development at uh Bass Pro Shops and that was approved by council unanimously 7 to zero. And so it will be moving on to second reading here in April. And then we had another zoning change from the 13 acres of land along Mard and Macawa from GC to M1 and that was that failed with the vote of 0 to 7. So that will not be moving forward to a second reading at city council. And then we also had an extension request for a car wash that was approved last year at 1705 Broadway Street. It was for a quick quack and they requested an extension that was denied unanimously 0 to 7 and we did not have any items at the March 23rd council meeting. And so that concludes city council update. Thank you.

Thank you. Uh our next PNZ regular meeting will be April the 20th, 2026 at 6:30. Anyone know that they're going to miss that date? All righty. All right. That uh that brings us up to the time is 7:07 and I adjourn this meeting.