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HomeMy WebLinkAboutMinutes 'Q.~fL~Zj~ . ~~~~~rF r 1__ ___. _I _........ ..,_..... _._- -._.. --------._ _....____~ _-.___-_ - ---__. _._.... _.__ ._ _____... __._.__ ___ _... ja~ ~~ _ _ _ _ __ _ _. - C...l _d'~~ _ _ _.. _ --- j ~- ___... I , .__..... ..._... _...._. ______.._ __...__.._ ._..__.._--_ __..._._ ....__.- .__.___. _.._ __... _.. _,__.. ........ i I MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS September 2, 1999 7:00 P.M. COMMISSIONERS PRESENT: .Chairman Rife, Commissioners Warren, Kaiser, Parker, Floyd, Horlen andMooney. COMMISSIONERS ABSENT: None.. COUNCIL MEMBERS PRESENT: Council Members Garner, Maloney, Hazen,. and .S'iava. STAF1l' PRESENT: Senior Planner McCully, Staff Assistant Charanza, Staff Planner Jimmerson, Staff Planner Anderson, City Planner Kee, Acting Assistant City Engineer Tondre, Transportation Planner Hard,. Transportation Analyst Hester, Electrical Superintendent Lange, and Assistant City Attorneys Nemcik and McCluitt. AGENDA ITEM NO. 1: Hear visitors Benito Flores-Meath (901 Val Verde) said that he heard about the Zoning Ordinance Amendment that would affect the Northgate zoning districts. He suggested that the City consider placing a high priority on any historic building.. He also asked if the City could look into the ordinance that places a limit on the number of non-related people residing within a dwelling unit. Currently it is 4non-related people, he suggested changing it to 3 people. The following stem was approved by common consent. AGENDA ITEM N0.2: Consent Agenda. Agenda Item No. 2.1: Approved the minutes from the Regular Meeting held on August 19, 1999. REGULAR AGENDA AGENDA ITEM NO. 3: Public hearing and consideration of a rezoning of Tract Three of the K.W. Schick Addition; approximately 6.8 acres located at 300 Southwest Parkway from R-4 Apartment/Low Density to R-5 Apartment/Medium Density. (99-121) P&Z Minutes September 2, 1999 Page 1 of 7 Senior Planner McCully presented the staff report and explained that the subject property is located within a stretch of Southwest parkway between Welsh Avenue and FM 2818, all of which is shown as attached residential on the land use plan except for the park site that is located immediately to tlhe west of the subject tract. The current zoning in the area shows low, medium, and high density multi-family along Southwest Parkway and .commercial at the intersections: The applicant is requesting the rezoning in order to permit athree-story apartment complex. At this time, the proposal is for an 84- unit. complex on the total site for. a density of 12 dwelling units per acre. The current zoning would allow 16 units per acre with a maximum of 2 '/z stories and the requested zoning would allow up to 24 dwelling units at a maximum of 3 1/z stories. Although the existing zoning would permit the intended density, it would not permit the intended height. The full build-out under either zoning would be compatible with the .land use pattern in the area. Staff recommended approval with the condition that access is restricted to Southwest Parkway. Chairman Rife asked if the reason Staff recommended for access to be on Southwest Parkway was because of the condition of .Christine Lane. Ms. McCully included the access on the site in the recommendation as clarification. She said that even if the applicant were not requesting the rezoning, Staff would still ask that access be restricted to Southwest Parkway until Christine Lane is at a capacity to handle the usage. Commissioner Floyd asked how would access be enforced? Would the Developer be required to install a barrier to restrict access onto Christine Lane, or would the elimination of curb cuts suffice? Ms. McCully explained that curb cuts would not be allowed. Commissioner Mooney asked if the Commission could require some type of barrier? Ms. McCully said that the Commission could require barriers as long as it is very clear that it is conditioned due to the potential increase in density. Chairman Rife asked if traffic studies were conducted for the potential increase in density (from 12 to 24 dwelling units per acre). Transportation Planner Hard explained that there were no detailed numbers, he felt that there would be a difference between the range of a few hundred to 1000 trips per day. Mr. Hard said that this section of .Southwest Parkway is actually at a lower volume as compared to areas closer to Texas Avenue. Although, this area is nearing its capacity, there still room for increase. He also. said that if, in the future, Christine Lane is upgraded, there is potential for some of the traffic to be diverted to Christine Lane. Ms. McCully explained that the subject property is immediately adjacent to undeveloped parkland (located on tracts 8, 6, 5, and 4). The parkland for this development is still undecided. Commissioner Kaiser asked what the need for changing from R-4 zoning to R-5 zoning. Is tkiis a sign that there is a need for greater densities in the City? Ms. McCully explained that she does not have this information to answer the question if it is being directed toward the market standpoint (for the need of apartments). From a zoning standpoint, the big picture needs to be looked at instead of the market at the time. Chairman Rife was concerned with this requested rezoning since there was existing R-5 in the area and ready to develop. He felt that the R-5 in the area was beginning to overtake the area and did not see the need to rezone this tract also. Ms. McCully explained that there was only one vacant R-5 tract in the area, which is located behind this tract with access only to the under-developed Christine Lane and the infrastructure was not. available to the tract: P&Z Minutes September 2, 1999 Page 2 of 7 Several Commissioners expressed their concerns with the potential increase in density if the rezoning was approved. Chairman Rife opened the public hearing. Ms. Roxanne Henkil (221 Circle Avenue, Florida) and Mr. Scott Greer (R.G. Miller Engineers, 1313 Sherwood Forest, Houston) both were present representing the project developers. Ms. Henkil clarified that she was with Winterpark Construction Company, which acts as construction manager for University Housing. She showed the Commission arial photos of the area .and pictures of developments completed with. the same type of design and layout. She explained that the developer is very consistent with developing 12 units per acre because they believe that a more relaxed density enhances the appeal of a property. Their desire is to have more greenspace by building vertically. Mr. Greer (the civil engineer fora the project). explained the site plan, which was developed after the predevelopment meeting with staff. Ivlr. Greer explained that there would be eight buildings and the ultimate density would be 12.3 dwelling units per acre. The request for the rezoning is noi: for the density, but for the height restrictions. He reiterated that by developing vertically, this would allow for additional open space. They are proposing to do some improvements within the park area, .which resulted from Staff. Access would be taken from Southwest Parkway through the park area, which would also allow for access to the park. Ms. Henkil explained that privacy fencing is a standard for this developer, which would be extended .along Christine Lane. She .explained that the only tune there would be rear access to any of this company's developments,: would primarily be for an additional emergency (911) entrance. She explained that past developments do not have more than: one entry because residents usually feel safer with the single access. Mr,' Green ;explained that currently there is a 3-1/2 foot ditch along Christine Lane that would make access impossible unless a curb cut is installed (which is not proposed). Chairman Rife asked if anyone from staff discussed, with the applicant, the option of the Planned Development District (PDD), as opposed to the R-5 request. Mr. Rife explained that the primary concern by the Commissioners .was the potential density. He explained the PDD zoning option and said that since the applicant seems to already have a development plan (which is a requirement of the PDD), this would help with the concern of density issues. Ms. Henkil said that she was not aware of the zoning classification, but felt it would be another way to go. Mr. George Ball, 3355 Golden Trail, was present representing the owner of the property. Mr. Ball reiterated that the reason for the rezoning request was not for the. density but for the height restrictions. He explained that considerable amounts of money has been invested into this project to date and having to return with the PDD request would be a burden for the applicant. He understood that staff was recommending that the presented rezoning request be considered rather than requesting a variance to the height restrictions. The developer has no desire to increase the density. Chairman Rife closed the public hearing. Commissioner Kaiser asked Assistant City Attorney Nemcik that if the desire of the Commission is to request a PDD, would the Commission need to deny this request without prejudice to allow the applicant to return with the PDD request, without a waiting period. He also asked if the variance to the height restrictions would be for the Commission's consideration. Ms. Nemcik said that with either option, notification would be required. P&Z Minutes September 2, 1999 Page 3 of 7 Commissioner Kaiser made the motion to recommend denial without prejudice with the direction to the applicant to return with a PDD request. Commissioner Floyd seconded the motion. Commissioner Kaiser was concerned with violating the step-down principle. He was also concerned with ahigh-density development so close to an intersection. Chairman Rife explained that he felt the Commissioner's concerns seemed to be not with this development in particular, but tying a more intense zoning classification to a piece of landl which would allow for future higher density development, He felt certain that the applicant would do what they proposed, but the Commissioners felt that by approving this request, it would open the door to higher intense developments as allowed in the proposed zoning classification. Commissioner Mooney explained that the PDD zoning classification would allow o~~ly the development that was approved with the request, which would be a protection to the City. Commissioner Parker did not feel concern for the density issues because of the existing R-5 anti R-6 in the area. Chairman Rife called for the vote, and the motion to recommend denial passed 5-2 Commissioners Parker and Horlen voted in opposition of the motion. AGENDA ITEM NO. 4: Public hearing and consideration of a Conditional Use Permit for an expansion to the City of College Station Switch Station located at 2221 Switch State Rcrad just south of the Windwood Subdivision. (99-717) Senior Planner McCully presented the staff report and explained that this item is being presented because all municipal facilities are conditional uses in any zoning district. She introduced Electrical Superintendent Lange. Mr. Lange introduced Mark Turley and Jenny Black from McCord Engineering and Mr. Turley presented the item. Mr. Turley explained that this project is needed because there is a capacity problem within .the electrical system in the Northgate area. They are proposing to unload two circuits in the Post Oak Substation and move that load to the proposed site at this switch station, which would allow two circuits to be carried to the Northgate area. The Switch Station was selected because it is City owned, transmission facilities are. on site, and there are existing distribution lines available. There were several options explored as to which direction to expand the facility opposing construction of a new substation. The new .substation would be the most expensive option. He explained the approximated costs associated with the different directions of expansion and said that the expansion to the north would be the less expensive route. He explained that expanding the facility to the west (toward the driving range) would limit the expansion due to the location of the property line (unless additional property was acquired). Expansion to the east (toward Carter .Creek) was eliminated because of additional equipment needed (approximately $1.5 million) and the. transmission lines would need to be relocated. Equipment relocation would also be required which would also be costly.. Site preparation would be intensive because a lot of fill and roadwork would be required also. Expansion toward tlhe south (Horsehaven Estates) would be very similar to the expansion to the east, and several transmission lines would need to be relocated. He reiterated that the expansion to the north was the most economical, feasible and would require the less work. P&Z Minutes September 2, 1999 Page 4 of 7 Council Meetings 9/23/99 ,~Z P~~ge 5 Councilman Silvia made a motion to .approve Ordinance No. 2409 adopting the budget for FY 99 2000 as proposed by the City Manager with the following additions: Pay plan adjustment $1.03,726 Pay Plan consultant, $20,000 for a total of $50,000 Business Park Phase III 250,000 City Hall Renovation, .$500,000 Additional librarian $37,644 Addition of $182,756 to existing three percent market adjustment for a total of 4%. Total $807,126 Councilman Maloney seconded the motion. Councilman Silvia amended his motion to include the upgrade of part time position to full tame in City Secretary's office. Mayor McIlhaney restated the original motion. Motion is to adopt the proposed budget as presented by the City Manager with the addition of the recommendations specified above, as well as the monies allocated from service level adjustments recommended by staff, and the upgrade of staff position in City Secretary's'. office. Seconded by Councilman Maloney, which carried unanimously, 7-0. Councilman Hazen made a motion to direct, the city manager to include in the budget the funding for the Dispute Resolution Center in the amount of $2,500 and Senior Citizens;Center, $3,300. This is a one-time allocation to these groups. Motion seconded by Councilman Maloney which carried unanimously, 7-0. Council asked that future requests from outside agendas be directed to the Joint Relief Funciing Review Committee for review. Recommendations will be brought forth to the Council during next year's budget process. Councilman Hazen left the .meeting. 11 1 Public hearing, discussion and possible action on rezoning tract three of the K.W. Schick, Addition; approximately 6 8 acres located at 300 .Southwest Parkway from R-4 Apartment/Low Density to R-5 Apartments- Medium Density (99-109) Senior Planner Sabine McCully presented the staff report. Planning and Zoning Commission recommended denial of the R-5 zoning request. Mayor McIlhaney opened the public hearing.. Scott Greer of R.G. Miller Engineers in Houston, came forward to address the project. He stated their interest in preparing a new application for: a PDD-H zone. Council Meetings 9/23/99 Page 6 Roxanne Henkil of 221 Circle Avenue, Florida came forward to address the project. She represented the developers, University Housing. George Ball of 3355 Golden Trail, came forward as the representative for the property owner, Jerry Wyndham. He asked council to approve the R-5 zoning. Rick Floyd, a representative of the Planning and Zoning Commission, addressed the P&Z decision o deny the R-Saone.. Mayor'McIlhaney closed the public hearing. Councilman Maloney made a motion to deny the rezoning request without prejudice. Motion seconded by Councilman Massey, which carried unanimously, 6-0. Councilman Hazen absent. 11 2 Public hearing, discussion. and possible action on the Brazos County Emergency Communications District Budget for FY 2000. Mayor McIlhaney opened the public hearing. No one spoke. She closed the public hearing. Councilman Massey made a motion to approve the proposed budget as presented. Motion seconded by Mayor Pro Tem Mariott, which carried unanimously, 6-0. Councilman Hazen absent'. 11 4 Discussion and possible action on proposed ad valorem tax rate of $0.4293 for F'Y 2000. Mayor Pro Tem Mariott made a motion to approve Ordinance No. 2410 adopting the ad valorem tax rate of $0.4293. Motion seconded by Councilman Silvia, which carried unanimously, 6-0. Councilman Hazen absent. ll 5 Discussion and possible action on a request by Bryan-College Station Economic Development corporation to increase the city's annual allocation of matchmg funds_to the Economic Incentive Development Fund from $50,000 to $100,000. This item was removed from the agenda. 11 6 Discussion and possible action on Amendment #2 to a real estate contract between the City of College Station and William Madden regarding property located at 201 Colle~,e Main and 321: Patricia Street. Economic Development Director Kim Foutz addressed this item. She explained that the amendment is for a contract extension to allow Mr. Madden to complete the rehabilitation of structure at 201 College Main and 321 Patricia. Street. This contract shall cease on July31, 2000. Mayor McIlhaney opened the floor for persons registered to speak on this item. 12~ Regular It m #11.01 Abel~da .Item Cover Sheet ^X Regular Item Consent Item ® Workshop Item Item Submitted By: Council Meeting Date: Director Approval: City Manager Approval: Item: Public hearing, discussion,. and possible action on rezoning Tract. Three of .the K.W. Schick .Addition; approximately 68 acres located at 300 Southwest Parkway from R-4 Apartments/Low Density to R-5 Apartments/Medium Density. (99-109) Item Summary: The applicant, Ron Nielson, is requesting this rezoning in order to be permitted a 3-story apartment complex. At this time, the proposal is for. an 84 unit complex on the total site for a density of 12 dwelling unit; s per acre. The current zoning would allow 16 units per acre with a maximum of 2 %2 stories and the requested zoning would allow up to 24 dwelling units at a maximum of 3 '/2 stories. Although.: the existing zoning would permit the intended density, it would not permit the intended height. The subject property is located within a stretch of Southwest Parkway between Welsh and Harvey Mitchell Parkway, all of which is shown as attached residential on the land use plan except. for the park site that is located immediately to the west of the subject tract. The. zoning in this area shows -low, medium, and high density multi-family along Southwest Parkway and commercial at the intersections. The full buildout under either zoning would. be compatible with the land use pattern in the area. The Planning and Zoning Commission expressed concern regarding the ,fact that full build-out. under the. requested zoning ,could potentially double the density that was presented in a concept plan at the public hearing. The Commission prefers astep-down zoning approach, which would show more intense densities and land uses at the Welsh and at the Wellborn Road intersections,' with lower densities in the center, including the subject property. The concept plan that was presented to the. Commission shows compliance with the step-down approach, however, the R-5 zoning would not tie t:he applicant to the plan that was presented. The Commission therefore requested that t:he applicant return with a PDD request, ..which would assure .the density as shown in the concept' plan. The applicant has no problem with submitting a PDD request, and intends to submit such a request on September 27, the next available deadline. However, at this ~~~ ~ ~=• 4w, Sabine McCully, Senior Planner September 23, 1999 Jim Callaway, Director of Development Services P s Regular Item #11.01 time, the applicant would request approval of the R-5 during the interim to allow execution of the ownership contract. Item Background: The subject property was rezoned from A-O to R-4 in July 1982, and has remained vacant since that time. The' property was platted in September 1982. Staff Recommendations:. .Staff recommends approval with City initiated rezoning to PDD-H. Related Advisory Board Recommendations: The Planning and Zoning Commission held a public. hearing on September 2, and recommended denial by a vote of 5-2. Council Action Options: 1. Approval of rezoning as submitted, 2. Approval with physical conditions that will mitigate negative impacts. 3. Approval of a less intense zoning classification (only if recommended by P&Z). 4. Denial. 5. Denial without prejudice (waives 180-day waiting period). 6. Table indefinitely. 7. Defer action to a specified date. Supporting Materials: 1. Infrastructure and Facilities. 2. Ordinance draft. 3. P&Z Minutes, 09/02/99. INFRASTRUCTURE AND FACILITIES Water: Water is available via a 12" line in Southwest Parkway across the frontage. Sewer: Sewer is available viva 10" line in Christine Lane across the frontage. Streets: The site has 440' of frontage along Southwest Parkway, a minor arterial. It extends back a depth of approximately 700' and has 420' of frontage along Christine Lane, which is a substandard 20' road in a 40' right-of--way. Staff is reluctant to allow any additional access to Christine Lane until it is upgradede Access in this. case should be restricted to Southwest Parkway. Off-site. Easements: N/A Drainage: Must be addressed at the time of site plan approval. Flood Plain: Determination will be required at the. time of site plan approval. Oversize request: None anticipated at this time. Impact Fees: N/A Parkland: Will be required at $112..00 per unit. for a fee in' lieu of land dedication NOTIFICATION: Legal Notice Publication(s): The Eagle; 8-18-99 and 9-8-99 Advertised Commission Hearing Dates(s): 9-2-99 Advertised Council Hearing Dates: 9-23-99 Number of Notices Mailed,to Property Owners Within 200': 11 Response Received: None as of date of coversheet preparation