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Planning and Zoning Commission
CITY OF COLLEGE STATION, TEXAS
December 2, 1999
7:00 P.M.
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COMMISSIONERS PRESENT: Chairman Rife, Commissioners Warren, Floyd, Horlen, Kaiser,
and Mooney.
COMMISSIONERS ABSENT: Commissioner Parker.
COUNCIL MEMBERS PRESENT: Council Member Silvia
STAFF PRESENT: Senior Planner McCully, Staff Assistant Charanza, Transportation
Planner Hard, City Planner Kee, Development Coordinator Ruiz, Acting
Assistant City Engineer Tondre, Transportation Analyst Hester, Staff
Planner Anderson, Director of Development Services Callaway, and
Assistant City Attorneys Nemcik and DeCluitt.
AGENDA ITEM NO. 1: Hear visitors
There was no one present wishing to address the Commission.
The following items were approved by common consent.
AGENDA ITEM NO. 2: Consent Agenda.
Agenda Item No. 2.1: Approved the minutes from the Regular Meeting held on November 4, 1999.
Agenda Item No. 2.2: Approved a Final Plat for the Bridle Gate Estates Phase One, Block One Lots A
and 1-7, and Block Two Lots 1-9; consisting of 11.32 acres located along the west side of State
Highway 6 West Frontage Road and South of the intersection at Graham Road. (99-251)
Agenda Item No. 2.3: Approved a Final Plat for Campus Park Phase 1A, consisting of 0.98 acres
located near Holleman Drive and Welsh Avenue. (99-252)
REGULAR AGENDA
AGENDA ITEM NO. 3: Consideration of a Master Development Plan for the Emerald Forest
Subdivision consisting of 300 acres located on the east-side of State Highway 6. (99-315)
P&Z Minutes December 2, 1999 Page 1 of 6
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Transportation Planner Hard presented the staff report. He explained that the Master Development
Plan was never prepared for the Emerald Forest Subdivision. As part of Staffs review of the final
phase (Phase 11), it was determined that the Master Development Plan, showing the parent tract of this
subdivision, would be required. This would allow staff to assess infrastructure needs in the final phase,
as well as for the immediate area to the east of Emerald Forest. The preliminary plat for Phase 11 will
be scheduled for the next Commission meeting. Since this Master Development Plan is, for the most
part, being done "after the fact", it primarily reflects the existing streets, lots, and park already
developed in Emerald Forest. The only phase shown on the master plan not currently developed is
Phase 11. There are 394 existing lots in the subdivision with an additional 55 lots proposed in the final
phase, at full build out the subdivision will have 449 lots. The Comprehensive Plan shows a bike path
and a linear park along the large utility easement extending along the eastside of the subdivision. The
developer will dedicate the area (approximately 13 acres) for the bike path/linear park as part of the
platting and development of Phase 11. Staff recommended approval with the condition that the phase
line for Phase 11 is clarified and the reserve areas are labeled.
Commissioner Kaiser was concerned that the land dedicated would be unusable and asked for
assurance that the dedicated land would be actually developed as a park.
Mr. Hard explained that through discussions it was determined that the land would serve as a buffer
between the residential subdivision and the Wastewater Treatment Plant.
Commissioner Warren asked if this new subdivision met the regulations to the distance between a
residential area and Wastewater Treatment Plant. Mr. Hard explained that the existing residential
development would be closer to the plant than the proposed Phase 11. Assistant City Attorney
explained that there is a state law requirement for buffer zones, but was unsure of the TNRCC
regulations. She said that this proposal was in excess of the state law requirements.
Deborah Keating (Urban Design Group), the applicant, was present to answer questions.
Commissioner Floyd moved to approve the Master Development Plan with staff conditions.
Commissioner Horlen seconded the motion, which passed unopposed (6-0).
AGENDA ITEM NO. 4: Consideration of a Preliminary Plat of 11.54 acres for Cat Hollow II,
Phases 2 and 3 located east of Glenhaven Drive and south of Richard Carter Park. (99-317)
Staff Planner Jimmerson presented the staff report and explained that the applicant's proposal is to
subdivide the subject property into 22 residential lots in Phase 2 and one large 5-acre lot in Phase 3.
The property is zoned R-1 Single Family Residential and shown on the Land Use Plan as medium
density single family. She explained that the developer would need to extend the sewer service
through Phase 2 to provide Phase 3 with sewer service. Staff recommended approval of the
preliminary plat with the condition that sewer service is extended to Phase 3.
Commissioner Floyd asked if the offsetting of the streets would impose any safety concerns. Ms.
Jimmerson said that staff looked at the alignment of the streets closely, which meet the 125 feet
distance between offset streets as required in the Subdivision Regulations. She said that the proposed
plat seemed to be the best layout for the use of the property.
P&Z Minutes December 2, 1999 Page 2 of 6
AGENDA ITEM NO. 7: Public hearing and consideration of a rezoning of 19.149 acres from A-
O Agricultural Open to R-lA Single Family Residential, located east of State Highway 6 and
north of Emerald Parkway (proposed Emerald Forest Phase 11). (99-124)
City Planner Kee combined this item and Agenda Item No. 8 together for the staff report.
She explained that the rezoning request would add 19.149 acres of single family residential zoning to
the existing Emerald Forest Subdivision. The proposed R-IA zoning district is in compliance with the
medium density single family residential designation shown on the City's Comprehensive Land Use
Plan. The adjacent phases of Emerald Forest, Phase 8,9, and 10 are zoned R-1 A, which allows a
minimum lot size of 4000 square feet per single family lot. The remaining surrounding property is
zoned A-O Agricultural Open. . The maximum number of dwelling units given the proposed R-IA
zoning, could be a total of 165 dwelling units, but in reality, the property is being platted for 55 lots.
The average lot size is 12,200 square feet. The rear setback can be reduced from 25 feet to 20 feet with
R-1 A zoning. Staff recommended approval of the rezoning.
The preliminary plat is of 32.51 acres for the last remaining developable phase of the Emerald Forest
Subdivision. It includes a 19.11 acre portion adjacent to Appomattox platted for single family lots and
a 19.21 acres portion to the east, which is covered in large part by major utility easements. 13.40 acres
of this 19.21 acres is proposed to be dedicated to the City of College Station. The remaining 5.81 acres
is show as a reserve and not included in Phase 11. The 19.11 acre portion contains 55 single-family
lots and is a continuation of residential development similar to that of Phase 10. It includes the
continuation of Spring Creek east of Appomattox to serve this phase of the development. This is the
area that is being considered for the rezoning. The remaining 19.21 acre portion of the developer's
property to the east is linear and irregular in shape and not well suited for residential development in its
current configuration. Over half of this portion is covered by utility easements containing major
overhead and underground utilities.
Ms. Kee said that the subdivision regulations also call for the dedication and construction of a bike
path along the utility easements in the 19.21 acres portion. A bike path is shown in this area on the
City's Bikeway Master Plan as well at the Thoroughfare Plan. In addition, a linear park is shown along
the area of the utility easements on the City's Parks Plan and Future Land Use Plan.
Due to the uncertainty of when or if the area east of Emerald Forest could develop, the developer does
not desire to construct the extension of Spring Creek Drive or the water line at this time. He also does
not desire to construct the bike path at this time for similar reasons. The developer believes that if the
roadway extension and the bike path were build at this time, the*'would get little if any use and could
become a maintenance problem for the City. In light of this he has proposed to dedicate 13.40 acres of
his remaining 19.21 acres for a future linear park and bike path. If dedicated, the developer would not
longer be required under the subdivision regulations to construct the street extension, water line
extension, or the bike path since he would no longer own the property. The area proposed for
dedication includes a 160 foot wide strip containing two north-south utility easements. These
easements generally extend all the way through our community from Pebble Creek to the City of
Bryan. Included in the dedication is a 7.674 acre portion that will serve as a buffer between the City's
Wastewater Treatment Plant and the Emerald Forest Subdivision.
Ms. Kee reminded the Commission that the Master Development Plan was approved at the December 2
P&Z Meeting.
P&Z Minutes December 16, 1999 Page 7 of 12
Staff recommended approval of the Preliminary Plat. The plat along with the 13.40 acre dedication
will allow for the extension.of the street and water line if and when they are needed in the future. The
section of the bike path/linear park shown on city plans to extend through Phase 11 is somewhat
isolated and not connected to any residential areas. If the street extension and the bike path were
constructed as part of Phase 11, they would get little use and could possibly become maintenance
problems for the City. The plat along with the dedication will also ensure that a vegetative buffer
remains between Phases 10 and 11 and the City's wastewater treatment plant.
Chairman Rife opened the public hearing for the rezoning item.
Ms. Debbie Keating, 8411 Shadow Oaks (Urban Design Group), was present to represent the applicant.
She said that the developer does not desire to pay for the street extension or build the bike path at this
time, and they felt that this would be an added burden at this time due to the possible maintenance
problems it would cause.
Mr. Greg Swoboda, 8605 Topaz, was present to represent the owner. He said that since the bike path
would be developed into dead ends, it was not the best use of money at this time.
Mr. Benito Flores-Meath, 901 Val Verde, said that he had no problems with this development, but has
concerns with the possibility of problems such as the ones at 600 Welsh (which allowed for multiple
single family residences on a single lot).
Chairman Rife closed the public hearing.
Commissioner Mooney moved to recommend denial of the rezoning request. Commission Warren
seconded the motion.
The concerns they had with this rezoning was that the dedication would be taking the responsibility
away from the developer to build the bike path and extend the street.
Ms. Kee came to the podium to remind the Commission that these concerns would be best dealt with as
part of the plat rather than the rezoning.
Chairman Rife said that he had no problem with rezoning the area to R- IA.
Chairman Rife called for the vote, and the motion to recommend denial of the rezoning failed 0-6.
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Commissioner Floyd moved to recommend approval of the rezoning. Commission Warren seconded
the motion, which passed unopposed 6-0.
AGENDA ITEM NO. 8: Consideration of a Preliminary Plat for Emerald Forest Phase 11,
consisting of 32.51 acres located on the east side of Appomattox Drive south of Phase 10 and
north of Bee Creek. (99-314)
This item was combined with the previous item for the staff report and discussions.
Commissioner Warren moved to den~~ the nreliminarv at request. Commissioner Mooney seconded
the motion, which passed 5-1; Chairman Rife opposed the motion.
P&Z Minutes December 16, 1999 Page 8 of 12