Planning & Zoning Commission

THIS IS NOT A VERBATIM TRANSCRIPTION CITY OF CLEBURNE PLANNING AND ZONING COMMISSION MINUTES OF THE JULY 28, 2025 MEETING The Planning and Zoning Commission (P&Z) of the City of Cleburne met in open session on Monday, July 28, 2025 at 4:30 p.m. in the Council Chambers of City Hall, located at 10 N. Robinson Street, Cleburne, TX. Planning and Zoning Commission meetings are open to the public. COMMISSION MEMBERS PRESENT: Sonny Albertson – Vice-Chairman Vance Castles Stephanie Philips Peter Svendsen Chris Saunders Lanny Martindale COMMISSION MEMBERS ABSENT: Albert Archer Sr. – Chairman CITY STAFF PRESENT: Marcos Narvaez, Community Development Director Sarah Bergman, Assistant Director of Community Development Makai Marshall, Planning Assistant Kent Conner, City Engineer Lindsey Hale, City Attorney CITY STAFF ABSENT: None STUDY SESSION CALL TO ORDER: The meeting was called to order by Chairman Archer at 4:34 p.m. It was established that a quorum was present. CITIZEN COMMENTS: There were no citizen comments at this meeting. STUDY SESSION: The Planning and Zoning Commission discussed the following items during study session: i. Update on actions taken by the City Council at their last meeting on Planning and Zoning cases. ii. Discussion of all items on the July 28, 2025 Agenda. No action was taken and each item was considered during the Regular Session. iii. Discuss agenda items for future Planning and Zoning Commission consideration. The study session adjourned at 4:52 p.m. and the regular session began at 5:00 p.m. REGULAR SESSION CALL TO ORDER: The meeting was called to order by Vice-Chairman Albertson at 5:00 p.m. It was established that a quorum was present. CITIZEN COMMENTS: There were no citizen comments at this meeting. CONSENT AGENDA: a. CONSIDER MINUTES FOR THE JULY 21, 2025, SPECIAL CALLED PLANNING AND ZONING COMMISSION MEETING. Commissioner Saunders made a motion to approve the consent agenda as presented. Commissioner Castles seconded the motion. The motion to approve the consent agenda as presented carried by a vote of 6-0. ZONING: CONSIDER A REQUEST FOR A SPECIFIC USE PERMIT (SUP) FOR PRIVATE CLUB ON ±0.03 ACRES, ZONED RC (REGIONAL COMMERCIAL DISTRICT), LOCATED AT 1607 WEST HENDERSON STREET, SUITE B, IN AN EXISTING COMMERCIAL STRIP CENTER, CASE ZC25-013. – **THIS REQUEST WAS WITHDRAWN BY THE APPLICANT** Sarah Bergman, Assistant Director of Community Development, stated that this request has been withdrawn by the applicant, therefore no action is required. CONSIDER A REQUEST TO REZONE FROM MF-1 (MEDIUM-DENSITY RESIDENTIAL DISTRICT) TO PD (PLANNED DEVELOPMENT DISTRICT) FOR THE CONSTRUCTION OF TWO (2) DUPLEX DWELLINGS CONSISTING OF FOUR (4) TOTAL UNITS, ON ±1.94 ACRES LOCATED AT 910 FULLER ROAD, CASE ZC25-011. Makai Marshall, Planning Assistant, presented the case and briefed the Commission on the request. Commissioner Philips inquired about the potential full build-out of 16 units on the property, specifically asking what that might look like and whether the City could require the construction of a public road. Mr. Conner responded that, theoretically, a building could be designed in a long configuration along one side of the lot, with a private drive running along the opposite side. Vice-Chairman Albertson opened the public hearing. Martha Miranda, the applicant, residing at 600 County Road 914, Burleson, TX 76028, addressed the Commission and provided background on the property, including the process of working with City staff, noting that the original proposal was an eight (8) unit building, however certain fire requirements made that project not feasible. Commissioner Philips asked Ms. Miranda whether constructing a single duplex on the property, without requesting any variances, would be a feasible option. Ms. Miranda responded that while constructing one (1) duplex would be possible, it would require a separate driveway for each unit. She noted that this configuration would not be suitable given Fuller Road’s designation as a minor collector roadway. 2 Commissioner Svendsen recommended that Ms. Miranda consider constructing two (2) single- family homes, each with a double garage. Commissioner Castles commented that he is conflicted about the request, noting that the surrounding area is zoned for single-family development. Commissioner Philips expressed concern that if the applicant were to sell the property, a future owner could potentially build up to 16 units without needing to return before the Commission. Ms. Miranda responded to Commissioner Svendsen’s earlier suggestion of constructing two (2) single-family homes, stating that such a plan would require going through the replatting and rezoning process again. Commissioner Philips asked Ms. Miranda whether the remainder of the property would become landlocked if the proposed development were to move forward. Ms. Miranda confirmed that, as the property currently stands, the remaining portion would indeed be landlocked by the proposed development. Commissioner asked Ms. Miranda whether the proposed fencing would surround the entire property. Ms. Miranda responded that the fencing would enclose only the developed portion of the property and that individual fences would be provided between each unit to ensure backyard privacy. There being no one wishing to speak on this item, Vice-Chairman Albertson closed the public hearing and called for a motion. ** The following three (3) motions were presented but failed. ** Commissioner Svendsen made a motion to deny the request as presented, however there was no second, so the motion failed. Commissioner Castles made a motion to approve the request as presented. Commissioner Philips seconded the motion. The motion failed with a tied vote of 3-3, with Commissioners Svendsen, Saunders, and Vice-Chairman Albertson voting in opposition. Commissioner Svendsen stated that the area is primarily made up of single-family homes that are helping to shape the character of the neighborhood, and he does not believe the proposed development is compatible with that context. He further emphasized that constructing two (2) single-family homes would be more appropriate for the area. Vice-Chairman Albertson stated that he agrees with Commissioner Svendsen and expressed concern that approving this development could set a precedent leading to a trend of duplex constructions in the area. Commissioner Philips confirmed with staff that this is the only property in the area zoned for multi-family use. 3 Ms. Marshall confirmed that this is correct, noting that the properties immediately adjacent to the east and west of the subject property have approved plats for single-family developments. Commissioner Philips further emphasized that a developer could potentially construct a 16-unit multi-family development on the property without needing to return before the Commission for approval. Commissioner Philips made a motion to approve the request as presented. Commissioner Castles seconded the motion. The motion failed with a tied vote of 3-3, with Commissioners Svendsen, Saunders, and Vice-Chairman Albertson voting in opposition. Mr. Narvaez stated that currently, there is no master thoroughfare planned through this location; however, adjacent properties could eventually provide connectivity in the future. Commissioner Svendsen asked staff whether the applicant could rezone the property to single- family. Mr. Narvaez confirmed that rezoning the property to single-family is possible, noting that each lot would require only 60 feet of road frontage to subdivide. He explained that the applicant would need to submit a new rezoning application followed by a plat application. Mr. Narvaez consulted with Lindsey Hale, the City Attorney, to confirm whether a tied vote constitutes a denial. Ms. Hale confirmed that a tied vote does, in fact, result in a denial. Ms. Miranda stated that she has received multiple inquiries from a developer interested in purchasing the property. She noted that the developer has expressed intent to construct multiple units on the site. Commissioner Philips asked staff whether, if a developer wished to construct multiple units with the current MF-1 zoning, would the units be required to be connected. Mr. Narvaez responded that each unit would need to be connected in order to meet the intent of the definition of multi-family development. Vice-Chairman Albertson asked whether, if the units were situated on one side of the lot with the private drive on the opposite side, the building would still be required to meet the design standards on the façade facing the right-of-way. Mr. Narvaez confirmed that the building would be required to meet the applicable design standards for the façade facing the public right-of-way. He added that, regardless of the applicant’s proposal to include carports instead of enclosed garages, the development would still require some form of variance or a Planned Development. Ms. Miranda stated that she is willing to enclose the carport if that is the Commission’s preference. 4 Commissioner Svendsen expressed concern that, if this proposal is approved, the adjacent developers may no longer be inclined to construct single-family homes as originally planned. Vice-Chairman Albertson made a motion to table the request to the August 11, 2025 Planning & Zoning Commission Meeting. Commissioner Svendsen seconded the motion. The motion to table the request to the August 11, 2025 Planning & Zoning Meeting carried by a vote of 4-2, with Commissioner Castles and Commissioner Philips voting against. THERE BEING NO OTHER BUSINESS, THE MEETING WAS ADJOURNED AT 5:59 P.M. 5