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HomeMy WebLinkAboutStaff Reports/MinutesSTAFF REPORT Item: Consideration of a Preliminary Plat of The Gateway, approximately 76 acres, divided into 8 lots and 2 reserve tracts located on the northwest corner of University Drive and SH-6. (This preliminary plat for the Gateway is a revision to the one that was approved by the City in December of 1998). (99-309) Applicant: The applicant is Municipal Development Group, Engineers for owner Delmar Baronhead I, Ltd. Item Summary: The previously approved plat for the Gateway divided the property into 3 lots and 3 reserve areas. This revised preliminary plat proposes to divide the property into 8 C-B Business Commercial zoned lots and two areas reserved for future development. Phase 1 consists of approximately 39 acres and includes the 8 C-B lots. Six of these lots front on University Drive and two others have frontage on the SH-6 Frontage Road. Reserve areas A and B total approximately 38 acres. Reserve A includes a 20.59 acre tract zoned R-5 medium density apartments and a 5.68 acre tract zoned C-B. Reserve B is an 11.49 acre tract zoned C-B. The property is bound by University Drive on the south, the SH-6 East Bypass on the east, the Bryan/C.S. city limit line on the north, and duplexes in University Park on the west. The Land Use Plan shows this area as mixed use and no existing or future thoroughfares are shown on the Thoroughfare Plan for this area. The T-fare Plan was amended last December to remove the extension of Glenhaven Drive north of University Drive. Numerous shared and cross access easements have been included on the plat to aid in distributing traffic to and between various access points on University Drive and the SH 6 Frontage Road. Two access easements on University Drive and a third on the Frontage Road will provide primary access and internal circulation for the site. The plat shows additional access points on University Drive, but they would not currently meet ordinance requirements. Item Background: A preliminary plat for the Gateway was approved by Council in December of 1998. A condition of approval of this plat was that a private driveway to the site be provided in lieu of extending Glenhaven through the tract. As for the amount of traffic that will be generated from this development, keep in mind this issue is addressed at the time of rezoning. This property was rezoned in the early 1990's to commercial and multifamily residential. This is appropriate for large tracts at the intersection of two major arterial roadways. Budgetary & Financial Summary: The applicant has not requested any oversize participation. Stag Recommendations: Staff recommends approval of the preliminary plat with the following conditions: • That a note on the plat be added which indicates the two "proposed access points" on University Drive will not be permitted until a median is installed in University Drive, and; • That the easement running along the rear of the property be centered on the sanitary sewer line and this easement be labeled on the plat as a 20 foot public utility easement (P.U.E.) Related Advisory Board Recommendations: NA Commission Action Options: The Commission has final authority over the preliminary plat. The options regarding the preliminary plat are approval as submitted, approval with conditions, or denial. Defer action or table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat 5. Memo From Steve Beachy INFRASTRUCTURE AND FACILITIES Water: Water will be extended from University Drive from two locations. Design calculations justifying the proposed 8 and 12-inch lines will be submitted at the time of final plat. Staff will support a variance to require the developer on the corner tract to construct their water line rather than the developer of the surrounding lots. The easement is provided on this preliminary plat. Sewer: Will be provided through existing lines and a proposed 8-inch line. There is an existing line with no recorded easement. This should be shown as a PUE centered on the sewer line shown on the preliminary plat. Streets: The property is bound by University Drive and SH 6 East Bypass West Frontage Road. University Drive is shown as a major arterial and the SH 6 East Bypass is shown as a Freeway on the City's Thoroughfare Plan. The extension of Glenhaven Drive through this site was removed from the Thoroughfare Plan in December of 1998. Off-site Easements: N/A Drainage: Detention will be determined at the time of site plan review. There should be a note on the plat stating that easements will be located at the time of site design for the off-site drainage coming from Scott and White and for that running through the Reserve Tract A. Flood Plain: Some 42.5 acres are in the floodplain, although none of the site has floodway on it according to the applicant. Oversize request: None requested. Sidewalks: At this time, because of the impending widening of University Drive by TXDOT, the developer will not be required to install sidewalks on University Drive. The TXDOT project will include sidewalks on both sides of University Drive. NOTIFICATION: Advertised Commission Hearing Date(s): July 1, 1999. °q.3Oq • tracts by metes and bounds (divided as shown on the plat). The piece of property considerm landlocked is actually part of the tract 'The applicant is needing to correct an illegal subdivision tha7, happened years ago by another owner. Commissioner Horlen moved to approve the Master Preliminary Plat with staff recommendations Commissioner Floyd seconded the motion; which passed unopposed (6-0), Azenda Item No. 7: Consideration of a Preliminary Plat of The Gateway, approximately 76 acres, divided into 8 lots and 2 reserve tracts on the northwest corner of University Drive and State Highway 6. (This preliminary plat for The Gateway is a revision to the one that was approved by the City in December of 1998.) (99-309) Transportation Planner Hard presented the staff report. He explained that the preliminary plat for the Gateway was approved by Council in December of 1998. A condition of approval of this plat was that a private driveway to the site be provided in lieu of extending Glenhaven through the tract. An additional change from the previously reviewed plat is that a 1.14 acre corner tract has also been included. He explained that the previously approved plat divided the property into 3 lots and 3 reserve areas. This revised preliminary plat proposes to divide the property into 8 C-B Business Commercial zoned lots and two areas reserved for future development. Numerous shared and cross access easements have been included on the plat to aid in distributing traffic to and between various access points on University Drive and the State Highway 6 Frontage Road. Two access easements on University Drive and a third on the Frontage Road will provide primary access and internal circulation for the site. The plat shows additional access points on University Drive, but they would not currently meet ordinance requirements. Staff recommended approval of the preliminary plat with the following conditions: • That a note on the plat be added which indicates the two "proposed access points" on University Drive will not be permitted until a median is installed in University Drive, and; • That the easement running along the rear of the property be centered on the sanitary sewer line and this easement be labeled on the plat as a 20 foot public utility easement (P.U.E.). He explained that the applicant may be trying to get the access points onto University Drive at this time, which would be a variance to the Driveway Ordinance, not a platting issue. He said that if this is what the applicant wants he would need to go through the Driveway Ordinance variance process with the Project Review Committee (PRC), which would not be resolved tonight. Mr. Greg Taggart, Municipal Development Group, (project manager); explained that they have met with staff regarding circulation issues without extending Glenhaven through the project. He said that one major concern is with staffs recommendation regarding the first requirement because Lot 6 is under site design for a restaurant. He said that the applicant was hoping the State would be close to constructing a median before the project came this far in design and platting. It seems it may take as long as two years before the median is in place. The restaurant needs the curb-cut as shown on the plat before 'September or October, which causes a timing problem. The applicant would like to have approval of a curb cut for this location with a restricted right-in/right-out turn in the general location shown on the site plan. He offered to have the curb cut designed in a way that eliminates wrong entry or exiting to the facility. It could also be rebuilt when the median is installed. This access is significant to the developer, specifically Lot 6. P&Z Minutes July 1, 1999 Page 9 of 12 Commissioner Warren asked how the access could be designed to only accommodate right-irL/right---out access. Mr. Taggart said that some type of physical curb would be installed to control the access. Commissioner Mooney said that other locations with right-in/out access are not controlled very well. Mr. Hard reiterated that this access would not be an issue with the plat because it would oced a variance granted by the Project Review Committee. Mr. Taggart explained that if staff's recommendation #1 was approved, the site would_ riot have access at this point until the median is installed which could take up to two years. Mr. Hard said that the intent of the note on the plat was to inform any future buyers/developers that the access points shown on the plat are not guaranteed. He explained that access points were not usually shown on plats unless they are dedicated cross access easements. Mr. Frank Mihaulopolus, Developer for the project; said that he was not sure why the shown access points were not considered in compliance with the ordinance, when a curb opening was granted between Lots 3 and 4 for the corner lot. Mr. Hard responded that the reason the access to Lot 3 was in compliance was because without the access on University Drive, the lot would only have access on the one-way frontage. It is a requirement to give fair and reasonable access to property. He did not feel Lot 3 could be developed with single access on the frontage road. Mr. Mhaulopolus said that his impression at the first meeting, which discussed the Glenhaven issues, it was decided to open up as much access as possible for the development to eliminate increased traffic on Glenhaven. He said that he would be willing to take the necessary precautions to make it difficult to enter the right-in/out access the wrong way (i.e. raised curbs), if the access can be used prior to the median installed on University Drive. Commissioner Mooney asked Staff if there was anyway to change the note on the plat to accommodate the applicant. He suggested rewording the recommendation to read "That a note on the plat be added which indicates the two `proposed access points' on University Drive will not be permitted without a variance, or until a median is installed on University Drive." Mr. Hard said that the median would definitely happen, but was in support adding the reference to the variance, since it would still serve notice to potential buyers that the access is not guaranteed. Chairman Rife clarified that the access on the plat did not meet ordinance requirements, and that the Commission did not have the discretion to make these types of decisions since the variance would be required. Assistant City Attorney DeCluitt confirmed that the Project Review Committee had the responsibility of determining whether a variance is needed or not. Mr. Mhaulopolus had concerns with the note since it seemed negative. He offered to eliminate any reference to the curb on the plat to eliminate the note. Mr. Hard explained that if the note was not included, Staff would inform developers that the variance is needed at such time development occurs. Jennifer Nations, 2915B Prairie Flower (Bryan), expressed her concern that since this area is considered the "gateway" to College Station, more consideration should be given to greenspace and to accommodate bicycle/pedestrian traffic. P&Z Minutes July 1, 1999 Page 10 of 12 40 Jim Mallet, 1705 Serval Lane, asked staff about parkland dedication for this development. He wanted to see the money dedicated used for the park on Glenhaven. Staff responded to Mr. Mallet by explaining that parkland dedication would only be received on the residential portion of this development. The Parks board had discretion over whether land would be accepted or the monetary dedication. The money dedicated would stay within the same park zone as the development, and the parks board would also have discretion as to which park received the money. Gary Brown, 609 Yorkshire, expressed his concern with the increased traffic on Glenhaven and in the area. He was also concerned with the safety of pedestrians using the crosswalk between the Scott & White offices. Sherry Ellison, 2705 Brookway Drive, was concerned with the loss of greenspace with this development. Lynn Allen, 1501 Caudill Street, also expressed concern for the loss of greenspace. She wanted to see consideration taken to bicycle and pedestrian traffic. She also mentioned concerns with shuttle bus access to the residential area of the development. Commissioner Horlen moved to approve the Master Preliminary Plat with the following conditions: 1) Change the lot line for Lot 2. 2) Reduce the access easement to serve Lots 2 and 4, but end it prior to Lot 3. 3) The easement running along the rear of the property be centered on the sanitary sewer line and this easement be labeled on the plat as a 20 foot public utility easement (P.U.E.). 4) Delete any reference to access points on the plat. Commissioner Parker seconded the motion. Commissioner Warren expressed her concern with traffic flow in the area. Commissioner Floyd was also concerned with traffic patterns. The felt that this area is one of the most significant gateway into College Station and felt that this type of development was not what was needed for the area. Chairman Rife explained that the issue of traffic problems were discussed at an earlier review of the plat and there was extreme concern from residents of Glenhaven. He felt the traffic issues were resolved when it was decided that Glenhaven would not be extended and the development would have internal traffic flow. Chairman Rife called for the vote, and the motion to approve the Master Preliminary Plat (as stated) was approved 4-2; Commissioners Warren and Floyd voted in opposition. Aeenda Item No. 8: Consideration of a Final Plat for The Gateway Subdivision, Lot 3, Block 1, located at the northwest corner of State Highway 6 Bypass West Frontage Road and University Drive. (99-219) Assistant City Engineer Morgan presented the staff report and explained that the plat was for the 1.15 acre corner tract at University Drive and State Highway 6 West Frontage Road. The property had been before the Commission on several occasions. First as part of a preliminary plat and then as the subject P&ZMInutes July 1, 1999 Page 11 of 12 lowship hall would not increase the number of members attending services and functions. T church inte to increase the number of parking spaces in the future. There are no sidewalks in th area, but if the City It the need to build sidewalks in this neighborhood the c/de n o do it's part also. He fe he addition of sidewalks would improve the integrity Chairman Massey c sed the public hearing. Commissioner Maloney m ed to approve the request with the cinage report and fire flow analysis are comple d and approved by staff. Commnded the motion which passed unopposed (5-0). Commissioner Maloney expressed his c cem tZarea ed sidewalks and street lighting. AGENDA ITEM NO. 3: Public hearing and f a conditional use per mit for the use only of a proposed martini and wine room lourch Street in Northgate. (98-707) This item was withdrawn by the applicant PKor to the AGENDA ITEM NO. 4: Co ideration of a Preliminary Plat f Nantucket Cove in the Extra Territorial Jurisdiction of approximately 30 acres contai 'ng 14 lots located south of Nantucket Phase II and resubdivision of the Deer Park Subdivision. 98-326) City Planner Kee esented the staff report and explained that the Land Use shows this area as medium density Ingle family residential. This request is less dense that what the d Use Plan shows. Staff recd nded approval as submitted with a variance to the cul-de-sac length. Mr. Wve Arden was present to answer any questions. Commissioner Garner moved to approve of the request with a variance to the cul-de-sac Commissioner Parker seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 5: Consideration of a Preliminary Plat of The Gateway, approximately 75 acres, divided into 6 C-B and R-5 zoned lots located on the northwest corner of the University Drive and Highway 6 including the Glenhaven extension. (98-327) City Planner Kee presented the staff report. She explained that the Land Use Plan shows the area as mixed use development. Staff recommended approval of the Preliminary Plat with the following conditions: • The 1.15 acre tract at the corner of University Drive and State Ii'ighway 6 should be included with this Preliminary Plat because it was subdivided out since the adoption of the City's Subdivision Regulations. • The plat needs to reflect shared or cross access with the adjacent properties. • A water line will need to be extended across Lot 1 to serve the corner piece. Staff would support a variance to require the development on the corner piece to construct this waterline rather than the developer of Lot 1 (the easement is provided). P&Z Minutes November S. 1998 Page 2 of 8 • An easement will be needed to extend the proposed Glenhaven Drive across Phase III to the Lamar Property. • There is an existing sewer line that has no recorded easement. This should be shown as a 20, public utility easement on the plat. • The plat should show the location of the off-ramp where traffic exits the bypass to access University Drive. • Designate the access easement shown on Reserve Tract B as "proposed". • Sidewalks will be required on both sides of Glenhaven Drive and should abut the University Drive r.o.w. • There should be a note on the plat stating that drainage easements will be located at the time of site design for the off-site drainage coming from Scott and White and that running through the reserve tract west of Lot 1, Block 1. • Designate the floodplain line on the plat. Staff has spoken with the applicant regarding these conditions and they are in agreement with all comments. Chairman Massey invited the public to address this item. The following people approached the Commission expressed their concerns and comments: Mr. Jim Smith, 1703 Serval Lane Mr. J.O. Alexander, 1506 Lynx Cove Mr. Tun Mallett, 1705 Serval Lane Bill Johnson, 1508 Dominik Sharon Colson, 1116 Neal Pickett Mike McMichen, 1405 Bayou Woods Kayla Glover, 1210 Marstellar The above people were all concerned with increased traffic and the quality of life issues in the Glenhaven area. They wanted a traffic analysis completed for the property before approving the request to assure there would not be an increase in the traffic which would cause problems. They were opposed to any additional traffic through the neighborhood. Mr. Greg Taggart, Municipal Development Group offered to answer any questions. He explained that the applicant offered to remove the street but the cities of Bryan and College Station want the street. Transportation Planner Hard explained that Glenhaven needs to be the primary entrance to the site because of the signal, whether or not the street is extended. Commissioner Kaiser moved to table the item pending clarification of traffic issues and pursuing options. Commissioner Garner seconded the motion which passed unopposed (5-0). ftr ' ITEM NO. 6: Consideration of a Preliminary Plat of L.O. Ball Memo W-P ate, revised plat of app 1 28 acres, 9 C-2 lots located on the so orner of Rock Prairie and Highway, 6, including the fu n mire exte usiam-M-328) Assistant City Engineer presented the staff report. lained that this preliminary plat includes the ion of !~n: mire as a major collector south to Birmin-glim ere are two access nts that have not baced on t he plat. Access should be shared among the 10 6 first P&Z Minutes November S, 1998 Page 3 of 8 Commissioner Rife moved to approve the Final Plat with the requested variance and with the co t any further platting activity on the parent tract be proceeded by appropriate preliminary p Co ssioner Garner seconded the motion which passed unopposed (6-0). , AGENDA M NO. 3: Consideration of a request for the use of gasoline pumps ~Yh a lot in a C-N Neighborh d Commercial zoning district, located on the southwest corner of Southwest Parkway and Da outh. (98-821) Senior Planner McCully \*ct, e staff report. She explained that the cone 'ence store would be permitted in this zoning the Commission would need to decideif t e gas pumps could be authorized under the protates "other uses to be determined by th ommission". The total building would be dividse spaces that would meet the squ a foot maximum of each individual use. Commissioner Maloney asked if the hot~R of operation could be Ii ited. Ms. McCully said that any potential negative impacts would need to b mitigatedshew (i.e. lighti parking, etc.), but she did not feel the hours of operation would be included, she d that o check with the legal department. The Commissioners expressed their desire to have a equ a buffering between the development and the R-5 zoning. Mr. Parviz Vessali, representing the owner, sai that this d elopment would be similar in size to the existing convenience store at Holleman and elsh. He explai d that the current drainage problems would have to be resolved prior to desi ' g the buffers. Commissioner Maloney moved to prove the request. Commissioner Ri seconded the motion which passed unopposed (6-0). Commissioner Malone xpressed his desire to have the buffering presented at the t of site plan. The Commissi rs agreed that this development was a neighborhood type development t should be approved. fnissioner Parker moved to amend the original motion to consider the buffering at the time of consideration. Commissioner Rife seconded the motion which passed unopposed (6-0). AGENDA ITEM NO. 4: Reconsideration of a Preliminary Plat of The Gateway, approximately 75 acres, divided into 6 C-B and R-5 zoned lots located on the northwest corner of the University Drive and Highway 6 including the Glenhaven extension (tabled by the Commission on November 5, 1998.) (98-327) Commissioner Garner made the motion to remove the item from the table for- reconsideration. Commissioner Parker seconded the motion which passed unopposed (6-0). City Planner Kee presented the staff report. She reminded the Commissioners that this item was tabled due to extensive concern from the residents in the Glenhaven Subdivision. The residents who spoke at the last meeting were all concerned with increased traffic and the quality of life issues in their P&ZMInutes November 19, 1998 Page 2 of 4 neighborhood. Ms. Kee explained that the Subdivision Regulations require compliance with the Comprehensive Plan and that it is Staffs responsibility to assure that all elements of the Comprehensive Plan are addressed. She said that the Glenhaven extension was added to the Thoroughfare Plan to provide additional north-south movement and to provide an alternate flow of traffic to the frontage road. She said that the developer included the extension of Glenhaven in this Preliminary Plat to show compliance with the Thoroughfare Plan; but the extension is not needed in the development. Transportation Planner Hard discussed different scenarios for this area showing estimated traffic volumes. He explained that the recommendations made by Staff at the last meeting were still valid (listed below): • The 1.15 acre tract at the corner of University Drive and State Highway 6 should be included with this Preliminary Plat because it was subdivided out since the adoption of the City's Subdivision Regulations. • The plat needs to reflect shared or cross access with the adjacent properties. • A water line will need to be extended across Lot 1 to serve the corner piece. Staff would support a variance to require the development on the corner piece to construct this water line rather than the developer of Lot 1 (the easement is provided). • An easement will be needed to extend the proposed Glenhaven Drive across Phase III to the Lamar Property. • There is an existing sewer line that has no recorded easement. This should be shown as a 20' public utility easement on the plat. • The plat should show the location of the off-ramp where traffic exits the bypass to access University Drive. • Designate the access easement shown on Reserve Tract B as "proposed". • There should be a note on the plat stating that drainage easements will be located at the time of site design for the off-site drainage coming from Scott and White and that running through the reserve tract west of Lot 1, Block 1. • Designate the floodplain line on the plat. Mr. Hard stated the following additional recommendations: • Allow commercial driveway in lieu of the extension of Glenhaven. • The Final Plat for Phase 1 should include: - Two driveways on University Drive at the median openings. - Provide access to frontage road. • Internal circulation should be addressed at time of site plan submittal. Staff recommended approval of the Preliminary Plat with all conditions expressed above. The Commissioners were concerned that the traffic generated from the development would use the signal and would enter into the residential neighborhoods. Greg Taggart, Municipal Development Group, said that he and the developer were present to answer questions. The Commissioners asked if the Developer knew of what type of business would be built in the commercial areas. P&ZMInutes November 19, 1998 Page 3 of 4 Mr. Frank Dehapoulas, Developer said that the commercial area was intended for a commercial shopping center, which could include home improvements, specialty retail, restaurants, and banks. The intention is to provide a "gateway" to the Bryan/College Station area. He said that the Glenhaven extension was shown on the plat because it was required by the Thoroughfare Plan, but in actuality the extension would not be needed for this development. They were content with the commercial driveway instead of the extension. The following people approached the Commission to express their concerns with this plat: Lee Daniels, 1001 Oakhaven J.O. Alexander, 1506 Lynx Cove Jim Smith, 1703 Serval Lane Ralph Hall, 1801 Springhaven Andrew Chen, 1101 Merry Oaks Katherine LaCour, 608 Summerglen Mark Shavers, 1114 Neal Pickett Sharon Colson, 1116 Neal Pickett The above residents were in opposition to any increased traffic in their neighborhood and the quality of life issue. They were afraid that their property values would decrease. Safety issues due to the increased traffic were discussed. They felt the area was vulnerable because of the lack of emergency protection since the fire station had been moved. They all agreed that they did not want Glenhaven extended and wanted it removed from the Thoroughfare Plan. Commissioner Mooney moved to approved the Preliminary Plat with all staff recommendations and comments and to eliminate the extension of Glenhaven. Commissioner Maloney seconded the motion which passed unopposed (6-0). The Commissioners commended the citizens for being present to express their concerns. They all agreed that they did not want another street with problems with excessive traffic, although there is a real need for a north-south corridor. AGENDA ITEM NO. 6: Other Business. There was no other business. AGENDA ITEM NO. 7: Adjourn. Commissioner Parker moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Maloney seconded the motion which passed unopposed (5-0) APPROVED: ATTEST: Staff Assistant, Debra Charanza Chairman, James Massey P&Z Minutes November 19, 1998 Page 4 of 4