MINUTES WORK SESSION AND REGULAR MEETING AGENDA August 8, 2024 5:301 PM  CITY OF MELISSA Planning and Zoning Commission  WORK SESSION AGENDA A. Call to Order B. Roll Call  Tracy Hailey called the meeting to order at 5:30 p.m.  Lawrence. Silver, Clayton Coe, Jacob Rogers, and Tracy Hailey were all present at the meeting.  Darren Melton arrived at 5:31 and Dan Mathews arrived at 5:33 p.m. Darren Wilton introduced himself as a new P&Z alternate Commissioner. D. Discussion regarding any items on the Regular Agenda Tyra LaVerne provided the Staff summary and history for Item 5A.  Public Comments  Tyra LaVerne stated that the key differences between the requests in 2023 and today is that the amount of proposed commercially zoned land has decreased, and the developer is seeking to annex the adjacent land tol be rezoned and incorporated into this development along with Tracy Hailey asked if the new Davis Road is going to be a main corridor, that connects Melissa to Trinity Falls. Tyra LaVerne stated that Davis Road is intended to be a major arterial road. Clayton Coe stated that the project had been recommended for denial in the past, even with Tracy Hailey stated that the subject property is shown as mixed use in the City's Comprehensive Plan, andi that the Comprehensive Plan states that the breakdown for commercial and residential uses should be an 80/20 split, respectively. She added that she can see that the commercial is not near that percentage currently andi it would be hard to meet it Tyra LaVerne stated that in the mixed-use corridors development has mainly been residential, either single family or multifamily. Tyler Brewer stated that to keep in mind that historically: a lot of the residential zoning within the areas designated Mixed-use by the Comprehensive Plan was zoned before the Plan existed and that because of that, the 80/20 split is probablya little aspirational, but if everything in the ETJ develops, it could get closer. Clayton Coe stated that he remembers the reason for the past denials is the unknown regarding future development on the west side of town, especially with the upcoming mprovements/eatension of Davis Road and reconstruction of Telephone Road. He stated that  the dedication of parkland to the City.  more commercial land.  in the future.    P&Z wantedi to leave area on the corners for commercial development. Tracy Hailey stated that she thinks it is the wrong place for this proposal due to the unknowns of the commercial potential in the area and future connection to Trinity Falls. Nolan Harvey explained how Davis Road is shown as an east-west thoroughfare shown on Melissa's, McKinney's, and the county's thoroughfare plans and that his latest discussion with the county's engineer included discussions that the bridge across the creek was high on his priority list for the next transportation bond program at the county level. He added that he is not sure on the size of the bridge but that it will probably be an ultimate four-lane, or possibly Tyler Brewer explained that even though part of the subject property is located within the City's Extraterritorial Jurisdiction (ETJ), tonight's consideration is onlyf fort the zoning request. He stated that ift this development gets a positive recommendation from P&Z, then it will move forward to Council, and if Council feels positively, they would then direct staff to bring Jacob Rogers stated that he did not think the proposed project was a good fit and asked it the proposed park was public or private, as he has questions/concerns with the cost of maintenance and practicality of a park completely! located within in floodplain.  six-lane bridge.  back the annexation agreement and zoning for consideration.  Tyler Brewer stated that the applicant plans to dedicate the land to the City and that the park would be a very passive park, with some trails, though the City could ask that the proposed development keep the parkland as a private park, like most other neighborhood parks in the Tracy Hailey added that the public park would not provide much of a benefit except. some walking trails and that the City would have to pay for the maintenance ifi it was dedicated to  City, alleviating the maintenance liability for the City.  the City.  Amy Mathews provided the Staff summary for Item 5B.  Clayton Coe began the discussion by asking what the lot sizes were in the adjacent  neighborhood, for comparison.  Amy Mathews stated that the proposed lots are, generally 50-feet wide. Nolan Harvey added that the lots at adjacent Wolf Creek Farms are also 50-feet wide. Amy Mathews added that some of the lots on the knuckles have a 40' minimum setback due to the pie shape of the lots. Amy Mathews stated that the applicant is asking for a reduction in the rear setback from 20- feet to 10-feet. The applicant added that the reason for this request is that many homebuilders are now asking for 10' setback to work with home plans and the proposed lots Clayton Coe asked what the lot size comparison is between Wolf Creek and the proposed Tracy Hailey asked what the proposed minimum house size is in the proposed development  are 10-feet deeper than the SF-3zoning requirements.  development. Tyler Brewer stated that both are roughly 6,000 sf.    versus Wolf Creek. Amy Mathews stated that the request is for a 1,800 sfr minimum, but with a minimum of 80% of these required tol be 2,000: sf or over. The applicant stated that the only difference is that in' Wolf Creek a minimum of 90% of the lots are required to be 2,000: sf. Jacob Rogers stated that he feels Wolf Creek Farms is tight as is the on-street parking there, sO Amy Mathew stated that the site is mostly floodplain and the developable area will have to be reclaimed, sO that is why the development is concentrated where it is. Amy Mathews stated that because of this, if the existing house ever went away, the property owner would not be Lawrence Silver asked if the entrance to the proposed development will bet from Throckmorton Road. Amy Mathews answered yes and added that Throckmorton is going to be improved with a new overlay by the County in the next few months. Tracy Hailey stated that she likes the use of the land, and the amount of open space but has  hei is concerned about the proposed lot widths.  able to build another house there because iti isi in the floodplain.  concerns about the size of the proposed lots. E. Discuss and consider P&Z Officer Nominations  Tracy Hailey opened the discussion to consider P&Z officer nominations. Tyra Laverne stated that the City Council had appointed Dave Minton as the Chair and now the' Vice Chair needs to! be filled and asked ift there was anyone interested.  Tracy Hailey volunteered fori the Vice Chair position.  Tyra LaVerne stated that since Tracy Hailey moved from the Secretary position to the Vice Chair position, we now need a Secretary and asked for volunteers or nominations.  Clayton Coe volunteered for the Secretary position.  Clayton Coe made a motion to accept the volunteers for both positions..Jacob Rogers  seconded the motion. Vote: 6/0/0  F. Discussion regarding any future agenda items  Tracy Hailey asked if anyone had any discussions regarding future agenda items. Tyra LaVerne stated that the Crystal Park PD request that came through a of couple months ago, and was tabled, is supposed to come back in September, though she has not heard back  yet from the developer or property owner yet.  Tyler Brewer told everyone his last P&Z meeting will be in September.  Tyra LaVerne stated that that with the new faces on P&Z, we usually like to have training as a group, both going over the basics, and bringing in the City Attorney. She added that this isa good time to ask any questions they might have whether they're legal, policy related, et  cetera.    Tyra LaVerne asked if everyone was okay with picking an off night at some point and doing a Tracy Hailey stated that she thought it would be a good idea and asked everyone be polled to Tyra LaVerne stated that that Nancy Regalado could text everyone with ai few dates to see  training, just dedicated for this, potentially: a Thursday night.  see when they are available.  what works. G. Adjourn meeting. Vote: :5 5/0/0  Motion was made by Clayton Coe and seconded by Dan Mathews to adjourn the work session  Meeting was adjourned at 6:18 p.m. REGULAR MEETING AGENDA  1. CALLTO ORDER AND ROLL CALL  Tracy Hailey called the meeting to order at 6:31 p.m.  Dan Mathews, Lawrence Silver, Clayton Coe, Jacob Rogers, and Tracy Hailey were all present at  the meeting. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC COMMENTS There were no public comments. 4. CONSENT AGENDA  All who were present gave the Pledge of Allegiance.  A. Consider the. July 11, 2024 Work Session and Regular Meeting Minutes.  B. Consider a recommendation to City Council regarding the Melissa Multifamily Phase 1 Final Engineering Site Plan, being Lot 7R1 and 7R2, Block A of the HEB-Melissa Addition, consisting of 21.04t acres ofl land, situated in the Andrew Thomas Survey, Abstract No. 894, City of Melissa, Collin County, Texas and generally located approximately 755 feet west of the intersection of Bucees Blvd and Fannin Rd, City of Melissa, Collin County, Texas.  Applicant: BGE, Inc.  Consider the HEB-Melissa Addition Lots 7R1 and 7R2, Block AI Final Plat, consisting of 21.04+ acres of land situated in the Andrew' Thomas Survey, Abstract No. 894, City of Melissa, Collin County, Texas and generally located approximately 755 feet west of the intersection of  Bucees Blvd and Fannin Rd, City of Melissa, Collin County, Texas.  Applicant: BGE, Inc.    Motion was made by Lawrence Silver and seconded by Clayton Coe to approve the Consent  Agenda. Vote: 5/0/0 5. REGULAR AGENDA  A. Conduct a public hearing and consider a recommendation to City Council regarding a request for a rezone from Agricultural District ("A") to Planned Development District/Multi Family District/General Commercial ("PD/MF/C-2"), consisting of 44.36t acres int the aggregate, situated in the S.M. Pulliam Survey, Abstract No. 706 and the Meredith Hart Survey, Abstract No. 371, City of Melissa, Collin County, Texas and generally located at 4295, 4383, 4255, and 4219 County Road 277, City of Melissa, Collin County, Texas.  Applicant: Skorburg Company  Tyra LaVerne provided the Staff summary for Item 5A. Kevin Harrell with Skorburg Company presented to the Commission.  Motion was made by Clayton Coe and seconded by Jacob Rogers to open the public hearing.  Vote: 5/0/0  The public hearing was opened at 6:48 p.m. Public Comments:  There were no public comments.  Motion was made by Jacob Rogers and seconded by Dan Mathews to close the public hearing.  Vote: 5/0/0  The public hearing was closed at 6:48 p.m.  Tracy Hailey stated that it is a really nice-looking project and understands the City's Comprehensive Plan designates this area as mixed-use; however, Davis Road is going to eventually be a main corridor in the City of Melissa connecting Melissa to Trinity Falls. She asked if Davis Road would eventually! be six lanes wide.. Jacob Rogers stated yes that Davis Road will eventually be sixl lanes wide. Nolan Harvey concurred. Tracy Hailey added that that is Jacob Rogers stated that he feels the obvious use for the land in question is commercial, and Clayton Coe stated that there was: some discussion in the work session regarding the history of the subject property regarding the amount of proposed commercial land and asked the Kevin Harrell stated that on a previous submittal when only the Prince tract was under contract, there was: some back and forth about adding the commercial corner, but since that proposal, the applicant's team has met with the City Manager and members of City Council and now agree that the idea of commercial along this corridor is not necessarily wrong, but  something to consider.  that multi-family might not be the best fit.  applicant to expand.    that there is a lot ofl land between US 75 and this location for future commercial development and that future higho quality commercial development will primarily be along Highway 75. Clayton Coe stated that his concern is that Davis Road will eventually connect to Trinity Falls and that there will be a lot oft traffic on the road, and that it would be good to have  commercial development around each oft those corners.  Kevin Harrell stated that that would be al lot of commercial to have at the subject intersection along with what should be potentially located adjacent to the Highway. Kevin Harrell added that high quality retail and commercial uses require rooftops in order to be successful and that the proposed project provides such rooftops and provides an immediate solution to the traffic concerns and will open up this corridor south of Davis Road over to I-75 as well as down Jacob Rogers stated that he thinks that thet frontage of Telephone Road needs to be reserved commercial use. Clayton Coe stated that at least the hard corners of Davis Road and Telephone Road need to be commercial, as they have already approved residential south of Dan Mathews asked if there are going to be any traffic lights or stop signs at the intersection. Nolan Harvey stated that at future traffic signal is anticipated, but that it will begin as a four- Tracy Hailey stated that she had some concerns about the park land dedication since iti is all floodplain and could not otherwise be developed other than the addition of trails and would primarily only be used by the adjacent residents. Overall, iti is al lot of acreage for the Cityt to Jacob Rogers asked for more details about the proposed park, including access. Kevin Harrell stated that he had spoken to Doug Zadow who is on the 4B board, and that Doug is in favor of the park land dedication. The idea is to leave the park in a natural state, but they could potentially improve the area with trails, a pond, tree trimming, parking and the like and dedicate it to the city. The access to the future park is through the 60-foot right-of-waysouth Dan Mathews stated that he believes the west side oft town needs some kind of open space or park and he would be okay with the park. Kevin Harrell replied saying a park will come eventually since there is nothing else that can be done with the land in the floodplain. Jacob Clayton Coe asked the applicant if they had had any discussion with the owners of the piece of property located between Creekview and Monarch. Kevin Harrell responded that they have been working collaboratively with him on the right-of-way dedication for Telephone Road, and he would be in favor ofi if and when his property develops dedicating the piece of his Clayton Coe asked the applicant if there had been any discussions regarding assembling the Creekview parkland, the proposed parkland and the floodplain in between all together. Kevin Harrell replied that they have approached the neighbors with offers to purchase, but that they arej just not motivated at this time. Clayton Coe stated that he thinks the plan is disjointed in  Telephone Road to I-75.  the subject property.  way stop.  maintain just to have a connecting trial system.  of Davis that will come with the second phase.  Rogers concurred.  property in the floodplain to the City as well.    the near term.  The applicant explained that retail generallyf follows rooftops, not the other way around and this proposal provides an opportunity to lock in the substantial road improvements needed in that area and to provide the necessary rooftops for successful retail int the future. Tracy Hailey agreed that you do have to have the rooftops to bring in the commercial, but with that the newi roadways will open the area to Trinity Falls, which has no commercial. Clayton Coe asked what the timeline is for future Davis Road. Nolan responded that there is noi firm timeline but that he had a positive conversation with the county's engineer about where that bridge lands on their upcoming Bond program. There were no specific years right now, but David Road is a east-west thoroughfare that is shown on Melissa's, Mckinney'sand Jacob Rogers stated that when Davis Road opens up, it will be a hub since it will connect a Liberty, North Creek, Creek Crossing sized neighborhood to HEB. He stated that the  Collin County's thoroughfare plans.  multifamily development on this corner is not a good idea.  Kevin Harrell asked if P&Z would table this agenda item to allow him to come back and work session with staff, to see ift they can potentially add more commercial at the hard corner. Clayton Coe stated he was hesitant to table the item due to the uncertainty of the future of Tracy Hailey stated that she agreed, especially with HEB coming soon and its popularity and Motion was made by. Jacob Rogers and: seconded by Clayton Coe to recommend denial of this  the area due to the future roadway extensions and expansions.  how it brings a lot of people to the area.  rezone request. Vote: 4/1/0  B. Conduct a public hearing and consider a recommendation to City Council regardinga request for a rezone from Agricultural District ("A") to Planned Development District/Single Family Residential District-3 ("PD/SF-3"), consisting of 39.429t acres of land, situated in the Jacob Gragg Survey, Abstract No. 339, City of Melissa, Collin County, Texas, and generally  located at 516 County Road 364, City of Melissa, Collin County, Texas. Applicant: Westwood Professional Services, Inc. Amy Mathews provided the Staff summary for Item 5B.  David Kalhoefer with' Westwood Professional Services presented to the Commission. Motion was made by Clayton Coe and seconded by. Jacob Rogers to open the public hearing.  Vote: 5/0/0  The public hearing was opened at 7:10 p.m. Public Comments:  There were no public comments.    Motion was made by Clayton Coe and seconded by Dan Mathews to close the public hearing.  Vote: 5/0/0  The public hearing was closed at 7:10 p.m.  Jacob Rogers stated that he had some concerns about the lot sizes and asked if there was any flexibility on expanding lot size. David Kalhoefer stated that some lots are bigger than the 6,000-sf minimum, but that the design was made to mimic Wolf Creek Farms. He added that the developable area was constrained to the area shown based on the preliminary research by! his hydrologist regarding the excavation that will be needed to be done to raise the developable area since a majority of this site currently is in the floodplain. They need to offset those costs with density, though they are only requesting a density of 1.95 units per acre for Clayton Coe asked ift the fill was being taken from the two proposed detention ponds in order to provide land for the proposed lots since the entire site is located within floodplain. David Jacob Rogers stated that that he really likes the open space but has concerns regarding the narrower lots and on-street parking as he has seen issues with this in Wolf Creek. David Kalhoefer asked if there is a certain percentage of wider lots that would be acceptable. Tracy Hailey stated that she does not know what the percentage would be but that she just wanted to see some wider lots. Jacob Rogers agreed that adding some wider (60') lots would help break up the neighborhood quite a bit, but that he also does not have a specific number David Kalhoefer stated that there are currently about 12 or 13 that are already. greater than Clayton Coe asked what the applicant's hydrologist though about reclaiming floodplain with thet fill from the proposed new ponds. David Kalhoefer answered that they are working with a hydrologist and that the pads have to be a minimum of two feet above the flood limit, and Clayton Coe asked if floodplain would be reclaimed fori the project and how this could affect downstream. Nolan Harvey stated he had not seen a study yet, but that FEMA approval would ber required, and the proposed ponds should increase the floodway storage. Lawrence Silver asked about the proposed hike and bike trails and why they are only 6-feet wide as opposed to the park connection off-site which is 8-feet wide. David Kalhoefer answered that the proposed trail will be private and internal to the property, but it will be tied Tracy Hailey discussed her concerns regarding the lot sizes, and whether they want to continue approving smaller lots, and asked the applicant if they could provide some wider  the entire development.  Kalhoefer responded yes.  in mind. the 6,000.  that the upstream and downstream impacts with be studied.  tot the City Park trial system.  lots. Dan Mathews and Clayton Coe agreed with the sentiments.    David Kalhoefer stated that he understands the concerns with smaller lots, but that hei is trying to meet the current market. He: said that the market right now is for 40-foot and 50- foot widel lots, but he is not requesting any 40-foot lots, and the proposed lots are comparable Clayton Coe asked when Wolf Creek Farms was approved, and David Kalhoefer answered Dee Seals, a development consultant for the subject property owner, came to the microphone tol help answer questions. He explained how the market is currently affecting lot sizes. Since COVID there has been a 35% inflation on construction costs per year.  to' Wolf Creek Farms.  2020.  Proposing density is the only way to absorb this cost.  Clayton Coe stated that he agrees with what Mr. Seals is saying, but that P&Z is trying to think about what the city willl look like in the future and what the real estate market will be like, and Jacob Rogers asked the applicant if he would be able to lose: some lots in order to  he isj just trying to think long-term as well. accommodate more 60-foot lots.  Dee Seals answered that they would need to run the budget on that and numbers on it to: see ift that would even be feasible and stated that this could be done if the item was tabled. David Kalhoefer stated that he would like to request the item be tabled and sO they could run those Motion was made by. Jacob Rogers and seconded by Tracy Hailey to table this rezone request.  numbers and come back and show the difference.  Vote:5 5/0/0  The item was tabled to a future agenda.  6. ADJOURN Vote: 5/0/0  Motion was made by. Jacob Rogers and seconded by Clayton Coe to adjourn.  Meeting was adjourned 7:24 p.m.  ATTEST: Tyralaverne cingRllu  Vice Chair  VOAO  Tracy Hailey,  Assistant Director Development Services