Carrollton Planning and Zoning Commission Meeting - October 11, 2022

The Carrollton Planning and Zoning Commission met at 7:01 p.m. and adjourned at 8:58 p.m. Although the raw transcript gives the meeting date as October 6, 2022, the meeting date used in this summary is October 11, 2022, as specified. All nine commission members were present. The commission unanimously approved a consent agenda, held three public hearings, and honored two outgoing commissioners.

Consent Calendar

• Approved the consent agenda items 1-5 by unanimous vote, on a motion by Commissioner Denholm, seconded by First Vice Chair Powell.
• Item 1: Approval of September 1, 2022 meeting minutes.
• Item 2: Replat of Weathers Tarpley Subdivision Lot 2R, Block 1, an approximately 2.583-acre tract at 2401 Tarpley Road, dedicating easements (PLRP 2022-137).
• Item 3: Replat of Hilltop Memorial Park Addition, an approximately 6.9-acre tract at the northwest corner of Perry Road and Cecil Drive, dedicating easements (PLRP 2022-140).
• Item 4: Replat of Otis Engineering Addition Lot 1R, Block 1, an approximately 45.903-acre tract at the northwest corner of East Belt Line Road and Columbian Club Drive, to abandon drainage easements, establish new drainage and water easements, and dedicate right-of-way (PLRP 2022-143). The motion included a finding that the right-of-way dedication is necessary and proportional to the proposed development.
• Item 5: Replat of Garages of Texas Tarpley Addition, Block A, Lots 1R and 2R, an approximately 6.6-acre tract on the east side of Marsh Lane about 400 feet north of Running Duke Drive, amending lot lines and property ownership (PLRP 2022-144).
• Staff stipulations were included for items 2, 3, and 5.

Public Comments & Testimony

Item 6 - Zoning Change at 2400 Brierdale Drive (PLZ 2022-139)

• Staff (Lauren Shapiro) presented the request to rezone an approximately 3.7-acre vacant tract from SF-12/20 to SF-8.4/18. The change would reduce the minimum lot size from 12,000 to 8,400 square feet and the minimum home size from 2,000 to 1,800 square feet. Staff recommended approval but noted that more than 20 percent of notified property owners opposed the request, which would require a 75 percent city council vote if the case is forwarded.
• Applicant Victor Castro (BTR Construction Group) said the intent is six lots, with the smallest proposed house about 2,800 square feet and the largest about 3,250 square feet. He said the current 90-foot minimum lot frontage would allow only four lots, while the requested zoning's 70-foot frontage allows six.
• Residents spoke in opposition. Stuart Ritz asked the commission to leave the existing rules unchanged, saying no house the developer proposes could be built under his HOA's 3,300-square-foot minimum and that nearby homes recently sold for $750,000 and $699,000. Brian Farlow asked why the rules should be changed and suggested a variance for lot frontage rather than a full rezoning, citing many differences between SF-12/20 and SF-8.4/18 and also citing code-enforcement issues and lack of HOA outreach. Brad Trudeau, president of the Parkside Estates HOA, said all 23 association members opposed the request, the average size of 43 impacted homes is 2,891 square feet, and Parkside Estates homes average 3,833 square feet on 10,848-square-foot lots. He also alleged an error in the staff materials about minimum lot frontage. Mike Larson, Kelvin Walcall, Shay Sumlin, and Denise Larson raised concerns about drainage, wetlands, floodplain, environmental impacts, and the ability of future owners to build smaller homes if the zoning changed. Shay Sumlin said his family of seven moved there based on the current ground rules. Tom Dabowski encouraged due diligence on underground stormwater and suggested the city consider preserving the tract as green space, possibly through city acquisition or a land swap.
• Staff confirmed that the requested straight zoning would remain with the land even if ownership changed, that a planned development could not be imposed because the application and notice were for straight zoning, and that staff's preference is for Brierdale not to be connected through the site. Staff also corrected the lot frontage minimum for SF-8.4/18 to 70 feet, not 80.

Item 7 - Special Use Permit for Home2 Suites and Hampton Inn by Hilton (PLSUP 2022-141)

• No public speakers came forward.

Item 8 - Special Use Permit for Texas Collision Centers (PLSUP 2022-142)

• No public speakers came forward.

Discussion Items

Item 6 - Deliberation and Vote

• Commission discussion included concerns that straight zoning provides fewer assurances than a planned development and that future owners could build to the minimums. First Vice Chair Powell said he would vote for approval because the decision before the commission was only the zoning change. The chair stated he would vote against the request and preferred a planned development or other assurances. Vice Chair Windrow made a motion to close the public hearing and approve the case with staff stipulations; Commissioner Martin seconded. The motion failed, with only two votes in favor and all other members opposed. Because the motion failed, the applicant has 10 days from the public hearing to make a written appeal to the city council.

Item 7 - Special Use Permit for Home2 Suites and Hampton Inn by Hilton

• Staff presented the request for a special use permit for a residence-style hotel on an approximately 3.186-acre tract zoned PD-189 (O4 office district) at the northeast corner of Rayford Road and westbound Trinity Mills Road. The existing PD envisioned hotels in the area; staff recommended approval.
• Applicant Sanjay Nate described the post-COVID shift in travel demand and said the combined Home2 Suites and Hampton Inn concept would meet new market conditions. Architect James Lesti said Home2 Suites has more than 500 locations in the United States and more than 600 in the construction pipeline, with an average occupancy of 77 percent and ADR of $132. He noted the brand no longer includes full ranges in guest rooms; instead, a two-burner cooktop can be requested from the front desk.
• Commission discussion covered an old traffic study, the requirement for only one driveway onto McCoy Road, the 90-room minimum for a residence hotel, and parking. The site plan showed 158 spaces for 160 rooms, below the required 1.1 spaces per room, but staff said the plan is conceptual and must meet the requirement. Commissioner Foster expressed support, saying Carrollton needs more upscale hotels.
• Commissioner Martin moved to approve the special use permit with staff stipulations, amended to strike stipulation 6A requiring upscale, fully equipped kitchens. Commissioner Denholm seconded. The motion passed unanimously.

Item 8 - Special Use Permit for Texas Collision Centers

• Staff described the request for an automobile paint and body shop on an approximately 1.62-acre tract in the freeway district at 1875 North IH-35E. The building was previously used by e-cars for auto sales. TxDOT has acquired the front portion for IH-35 widening. Staff recommended approval, noting surrounding automotive and industrial uses and stipulations requiring all stored vehicles to be inside an enclosed rear storage area screened from Booth Drive and IH-35, plus rooftop screening.
• Applicant Jared Lennox said Texas Collision Centers is a family-operated, high-end collision center with more than 1,000 Google reviews averaging 5.0, more than $80,000 donated to local charities in two years, and two cars donated through the Recycled Rides program. He said the company is prepared for TxDOT changes to the driveway.
• Commission discussion addressed the future frontage road and the existing driveway's viability after the TxDOT widening; staff said the driveway plan is conceptual and changes would be addressed when IH-35 is built. Commissioner Foster moved to approve the special use permit with staff stipulations; Commissioner Diamond seconded. The motion passed unanimously.

Other Business

• Chairperson Carpenter recognized Commissioners Margot Diamond and John Denholm for completing three two-year terms, or six years, of service; this was their last meeting.
• Staff reported that city council approved an apartment development on Hebron Parkway/State Highway 121 and authorized an update to the 2008 downtown development plan.

Key Outcomes

• Consent agenda approved unanimously.
• Item 6 (Brierdale zoning change): motion to approve failed 2-7; applicant may appeal to city council in writing within 10 days.
• Item 7 (Home2 Suites/Hampton Inn SUP): approved unanimously with staff stipulations, as amended to strike stipulation 6A; forwarded to city council on November 1, 2022.
• Item 8 (Texas Collision Centers SUP): approved unanimously with staff stipulations; forwarded to city council on November 1, 2022.
• Commission recognized outgoing members Diamond and Denholm.