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05.28.2014 P&Z MinutesTOWN OF ' SPER Prosper is a place where everyone matters. 1. Call to Order / Roll Call. The meeting was called to order at 6:00 p.m. Roll call taken by Alex Glushko, Senior Planner. MINUTES Special Called Meeting of the Prosper Planning & Zoning Commission 108 W. Broadway St., Prosper, Texas Town of Prosper Municipal Chambers Wednesday, May 28, 2014, 6:00 p.m. Commissioners present included: Chair Mark DeMattia, Vice Chair Mike McClung, Secretary Rick Turner, Craig Moody, and Brian Barnes. Chris Keith arrived at 6:22 p.m. Staff present included: Hulon Webb, Executive Director of Development & Community Services; Chris Copple, Director of Development Services; and Alex Glushko, Senior Planner. 2. Recitation of the Pledge of Allegiance. Consider and act upon minutes from the following Planning & Zoning Commission meeting: • May 20, 2014 Regular Meeting Motioned by Turner, seconded by McClung to table the consent agenda to the June 3, 2014 Planning & Zoning Commission meeting. Motion approved 5-0 at 6:01 p.m. REGULAR AGENDA 4. Discuss the Town's Comprehensive Plan. Summary Copple: Described the item and stated that it is a result of an associated item that was tabled at the previous Planning & Zoning Commission meeting. Discussion DeMattia: Described the format for the Special Called Planning & Zoning Commission meeting. Introduced members of the Comprehensive Plan Advisory Committee (CPAC). Invited comments from the CPAC and others in attendance. Jason Dixon (CPAC Chair and Town Council Member): Described Comprehensive Plans and Future Land Use Plans (FLUP), the Comprehensive Plan update process, the need for an updated Comprehensive Plan, and issues that arose out of the discussions held during the update process. Jordan Simms (CPAC Member and EDC Member): Indicated that he sits on the Economic Development Corporation (EDC) board. Described issues that arose out of the discussions during the Comprehensive Page 1 of 4 Plan update process, for example the vision of Preston Road. Cited challenges associated with drafting a Comprehensive Plan for a town that was twenty percent developed and eighty percent zoned. McClung: Questioned whether the northeast corner of Preston Road and Prosper Trail was intentionally or unintentionally left as a residential corner. Simms: Stated that he did not recall discussing specific tracts, and that the Comprehensive Plan was more generally intended to be a guide to development and define a character of the community. Moody (CPAC Member and P&Z Member): Stated that he did not recall the CPAC considering land use at a parcel specific basis, but in a broader manner, in consideration of the general characteristics of the community. Simms: Stated that the discussions surrounding Retail & Neighborhood Services districts were focused along the major corridors. Eric Nishimoto (CPAC Member): Stated that the Comprehensive Plan was intended to create a community character and that the northeast corner of Preston Road and Prosper Trail was intended to remain single family residential. Karen Scholl (Whispering Farms Resident): Inquired if there have ever been any changes to the Comprehensive Plan. McClung: Stated that an amendment has not been made, but the Plan does call for periodic review. Dixon: Stated that the Comprehensive Plan is intended to be a living document and change as the Town changes. Simms: Stated that the Town has grown significantly since when the Comprehensive Plan was adopted. Dixon: Described the difference between straight zoning and Planned Development (PD) zoning. Jay Stephenson (Saddlecreek Resident): Described reason for moving to Prosper, including large lots and rural community feel. Stated that he understands need for retail, but expressed concern as to how the retail site is laid out, the size of the retail, and the extension of retail pad sites northward along Preston Road. Mike Bennett (Chandler Circle Resident): Affirmed that the Comprehensive Plan called for a grocery store along Preston Road, but questioned why it needs to be located at the northeast corner of Preston Road and Prosper Trail, as opposed to another location designated as Retail & Neighborhood Services in the Comprehensive Plan. Simms: Indicated that the EDC works with developers to attract retail development, and that the Town does not have the ability to determine where retail development is proposed. Jack Dixon (Prosper Resident): Stated that the Comprehensive Plan is a solid guide and has concerns if it is in fact a looser document. Concerned that the zoning request was presented prior to giving the Planning & Zoning Commission adequate time to consider a change to the Comprehensive Plan. Stated that he has concerns based on the opposition by nearby residents. Stated that there should not be an urgency to amend the Comprehensive Plan. Inquired about the process to amend the Comprehensive Plan. Page 2 of 4 McClung: Stated that the Comprehensive Plan is a plan and does need to be reevaluated from time to time when necessary, including situation such as this, and that there are rules and procedures to change the Plan. Described the relationship between the Comprehensive Plan and the FLUP. Moody: Clarified the relationship between the sequencing of the Comprehensive Plan amendment and the associated rezoning request for the northeast corner of Preston Road and Prosper Trail. DeMattia: Provided comments from CPAC member Ann Lieber in her absence, which included concerns with changing the Comprehensive Plan after the citizen effort put in to create it; concern that developers, as opposed to citizens, are creating the vision for Prosper; concern with piecemeal development; and concern with character of Preston Road. Victoria De La Cruz (.Saddle Creek Resident): Inquired why the Planning & Zoning Commission has prohibited certain retailers from coming to Prosper, and if traffic and safety analysis is required. Stated that she moved to Prosper for the high quality development and small town feel, and that she based her decision to move in part on Prosper's Comprehensive Plan. DeMattia: Stated that the Planning & Zoning Commission does not zone for specific tenants, but rather land uses. Stated that developers typically seek zoning and land use prior to pursuing more technical development plans. Copple: Stated that a Traffic Impact Analysis (TIA) has been submitted and is under staff review with the zoning. Cap Parry (Lakes of Prosper Resident): Stated that the Comprehensive Plan and FLUP are guides and that during the Comprehensive Plan update process, professional economic analysts were hired to determine the Town's need for retail development, and that the outcome was that there is currently an overabundance of retail zoned property. Ken Weaver (Lakes of Prosper Resident): Voiced opposition to the amendment to the Comprehensive Plan considering the amount of work that was put into in to create it. Inquired if the existing Retail & Neighborhood Service district currently has existing zoning that would allow for retail development. John Harris (Prosper Town Center Developer): Stated experience and success with development, and that this amendment to the Comprehensive Plan is simply about allowing a grocery store at the northeast corner of Preston Road and Prosper Trail. Stated that there is currently an abundance of retail zoned property that would allow for a grocery store. Provided statistics about retail zoning in Prosper and indicated that there are five locations along Preston Road that have zoning that would currently allow for a grocery store use. Discussed details of the site layout of the associated rezoning, and referenced the Comprehensive Plan with regard to strip retail. Stated concerns with how retail development would impact the balance of the parent tract, and the lack of transition between uses. Encouraged a retail market study for the proposed rezoning request be conducted. Stated goals as outlined in the Comprehensive Plan and how they each relate to this development. Donald Silverman (Applicant): Described experience and success with development. Explained development experiences in similar type cities in terms of population, quality, and amount of retail. Explained the amount of analysis that goes into retail site selection. Stated that a retail designation on the FLUP does not guarantee retail development on the property. Stated that the grocery stores make the decision regarding the location, not the developer. Indicated reasons why grocery stores will not locate at several locations designated as Retail & Neighborhood Services on Prosper's FLUP. Page 3 of 4 Parry: Inquired if the applicant had considered reducing the number of pad sites. Silverman: Explained the need for the number of retail pad sites, including the need for a diversity of uses, and that it supports the economics of the development. Stephenson: Expressed concerns about the proposed development. De La Cruz: Inquired about the development process assuming the rezoning is approved, and how tenants are determined. DeMattia: Explained the process for rezoning and the steps following. Jason Dixon: Reiterated the difference between straight zoning versus PD, and that during the PD process, development standards will be considered, and that rezoning is not for tenants, but for uses. Scholl: Concerned that changing the Comprehensive Plan is like changing the rules, and that such a decision creates unpredictability for the residents and a distrust to the citizens. DeMattia: Stated that this item will be considered at the June 3, 2014 Planning & Zoning Commission meeting and the June 10, 2014 Town Council meeting. Simms: Stated that he feels that the Town needs to be open to retail development as it provides an economic benefit for the school district. Weaver: Reminded that an economic analysis was conducted with the Comprehensive Plan and that it should be considered. Nishimoto: Stated that the proposed development at the northeast corner of Preston Road and Prosper Trail will have a negative impact on many single family residential developments in the vicinity of the development. 5. Possibly direct Town Staff to schedule topic(s) for discussion at a future meeting. There was no discussion on this item. 6. Adjourn Motioned by Barnes, seconded by Moody to adjourn. Motion approved 6-0. Meeting was adjourned at 7:50 p.m. k Senior �ick urncr SecretaAlex Glus o,ry Page 4 of 4