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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 a high-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 land 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 only 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 and 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 Road 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 the 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
Mr. Turley said that during the meeting with the landowners several concerns were brought. These
concerns were lighting, drainage and the reason for the expansion in this north direction. He said that
the lighting issues have been addressed and the City has agreed to modify the lighting to avoid an
impact to the property owners. He said that the lighting for the Switch Station was a safety issue for
the facility. He said that the concerns from the homeowners (in Windwood) relating to the expansion
coming closer to their homes were looked into. He explained that the expansion would be closer to the
residences but the fence would be closer than the equipment (the equipment would be approximately
30-40 feet closer to the property lines). As to the drainage concerns, he proposed a ditch along the
outside of the fence to help drain toward the east side.
He told the Commission that the Switch Station was built in 1978. Windwood Subdivision was
developed in 1980. In 1992, the Switch Station was modified and some equipment was removed from
the site. In the year 2000, the City will propose distribution additions, which would help alleviate
capacity problems within the city. He reiterated the expansion to the north is the most optimal option
due to costs involved.
Landscaping has been proposed along the west and south sides of the property lines to buffer the
development. Currently there are trees along the Windwood property line acting as a natural buffer.
Additional trees or shrubs will be offered to help buffer the area if it is a problem.
Mr. David Krenek, 2718 Brookway Drive was present and explained that his property backs up to the
switch station property. He explained that he was in opposition of the request as presented. He wanted
the Developers and the City to further look into the possibilities of the expansion toward a different
direction (possibly the southeast). He said that the area to the southeast was reserved for "future use"
when the Switch Station was initially built, and he felt that this expansion was feasible. He felt that if
this request were approved, it would affect some residential properties in the Windwood Subdivision.
Some of his concerns were with the property values, lighting, drainage and visual aesthetics for the
surrounding property owners.
Mr. Burt Hermann, 2401 E. Bypass (Horsehaven), explained that the City came out to talk to him
regarding this expansion. He said that he had no strong oppositions to expanding this toward the south
side (toward his subdivision), except to the fact that it would cost considerably more and as a taxpayer
her would not approve. He did have concern with the sight of the switch station, which has made it
difficult to sell the property near the station. There was a time that he asked the City to plant some
trees as buffer for the property, and they did. He was satisfied with the City installing a nice landscaped
buffer with this expansion for the areas that either have or could have residential homes.
Chairman Rife closed the public hearing.
Commissioner Warren moved to deny the request. Commissioner Mooney seconded the motion.
Commissioner Warren said that her concerns that some of the cost estimates. She also felt that the City
should have avoided putting residential areas near the switch station in the past, but to make up for it
now the City should not allow this expansion to take place and move it closer to the homes.
Commissioner Mooney also was concerned with some of the cost estimates. He recommended that the
request return to the Commission with actual numbers for expanding in the other directions. He felt
this would give the Commission a better direction to determine the cost associations.
P&Z Minutes September 2, 1999 Page 5 of 7
Chairman Rife called for the vote and the motion to deny the request failed 2-5; Commissioners
Mooney and Warren voted in favor of the motion.
Commissioner Parker moved to approve the request. Commissioner Horlen seconded the motion,
which passed 5-2; Commissioners Warren and Mooney voted in opposition to the motion.
Commissioner Parker moved to amend the motion to include the condition that the lighting impacts
and buffering issues are taken care of. Commissioner Kaiser seconded the motion, which passed
unopposed (7-0).
AGENDA ITEM NO. 5: Consideration of a Preliminary Plat for Bridle Gate Estates consisting
of 35.854 acres located along the west side of State Highway 6 West Frontage Road and south of
the intersection at Graham Road. (99-311)
Transportation Planner Hard presented the staff report and explained that the preliminary plat is
divided into two phases. The first phase includes the development of a 1.5 acre commercial lot
adjacent to the State Highway 6 Frontage Road, and a 9.19 acre R-1 single-family development
containing 26 lots. This phase would include the construction of Bridle Gate Drive, a minor collector,
and two residential streets. The second phase includes 9.7 acres of R-1 development containing 27
single-family lots along two residential streets. Phase 2 also includes the construction of a section of
Longmire Drive, a major collector. The developer has requested oversize participation funding for the
right-of-way and roadway construction of Longmire Drive. Staff and the Developer have worked
together to resolve buffering and greenspace issues. The buffer for Lot A (on the southside of Bridle
Gate) will be between the commercial and residential developments but will not be contained on the
residential development. A 0.21-acre section of the north fork of Lick Creek, adjacent to the single-
family area was shown to be dedicated as a greenway as part of the Master Development Plan. The
developer no longer desires to dedicate this floodplain acreage as greenway, and has requested the City
purchase this property from him. This request has been forwarded to the appropriate departments for
review and consideration. Access will need to be provided to this portion of the greenway. " Staff
recommended approval with the following conditions:
1. That the 30' buffer required as a condition of the rezoning be shown on the commercial tract
north of Bridlegate Drive.
2. That the 30' buffer be included wholly on Lot A (1.562 acre tract) and that it be installed and
maintained by the owner of this tract. Lot A includes 1.4 acres zoned C-1 plus the 0.162 acre
buffer.
3. That the pavement width shown for Longmire be changed from 49 to 48 feet in width (from back
of curb to back of curb).
4. That a 20 feet access easement to the 0.6-acre floodway/greenway area be provided on the north
end of Bridle Trails Court for maintenance purposes.
Mr. Michael Hester (Hester Engineering) was present to answer questions.
Commissioner Kaiser made a motion to approve the Preliminary Plat subject to Staff conditions.
Commissioner Horlen seconded the motion, which passed unopposed 7-0.
Agenda Item No. 6: Discussion of future agenda items.
P&Z Minutes September 2, 1999 Page 6 of 7
STAFF REPORT
Item: Public Hearing and Consideration of a Conditional Use Permit for an expansion to the City
of College Station Switch station located at 2221 Switch Station Road just south of the Windwood
Subdivision. (Case file #99-111)
Applicant: City of College Station
Item Summary: The City will be adding distribution capacity to serve electrical customer loads in
the immediate area of the switch station. There will be no extension to Switch Station Road but
there will be an additional drive entrance for emergency access only.
Gary Lange with the City and McCord Engineering, the City's consulting electrical engineer, held
a meeting with the Windwood Homeowner's Association on August 24, 1999. There were 8
residents in attendance. There is existing landscaping along the boundary between the road and
Windwood. The City offered to put in additional landscaping but this was not a major concern at
the meeting. The major concerns were drainage, lighting and the reason for expansion in this north
direction. Mr. Lange will present information at the P&Z meeting explaining how the issues of
drainage and lighting will be addressed and why the decision is to expand northward.
Commission Action Options: Section 14 of the Zoning Ordinance authorizes the existence of
conditional uses. The Commission may permit a conditional use subject to appropriate conditions
and safeguards, when after public notice and hearing the Commission finds that:
1. The proposed use meets all the minimum standards established in the ordinance for the
type of use proposed.
2. That the proposed use meets the purpose and intent of the ordinance and is in harmony
with the development policies and goals and objectives as embodied in the Comprehensive Plan for
Development of the City.
3. That the proposed use will not be detrimental to the health, welfare, and safety of the
surrounding neighborhood or its occupants, nor be substantially or permanently injurious to
neighboring property.
The Commission may impose additional reasonable restrictions or conditions to carry out the spirit
and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements
may include, but are not limited to, increased open space, loading and parking requirements,
additional landscaping, and additional improvements such as curbing, sidewalks and screening.
Supporting Materials:
1. Location Map
2. Application
NOTIFICATION:
Advertised Commission Hearing Dates(s): 9-2-99
Number of Notices Mailed to Property Owners Within 2001: 20
is\group\deve_ser\stfrpt\99-111 switch station cup.doc
Summary of Windwood H.O.A Meeting
August 24, 1999
Nine (9) Windwood Subdivision homeowners, two (2) representatives from McCord
Engineering, and one (1) representative from the City of College Station signed the meeting
attendee list. An overview of the project describing the project need, scope of work, and
construction was presented. Pictures of the existing facility and drawings showing the
proposed addition were used in the presentation.
There were two individuals that addressed concerns over EMF. Questions were address and
optional handouts were supplied.
Other questions involved the proposed extension of the fence line to encompass the
equipment. Feasibility and costs estimates were requested on reasoning behind the City's
desire to expand the yard on the northwest side. These questions were addressed and
project costs along with costs of other options considered will be presented at the P&Z
meeting.
Property evaluation questions were raised, however, these were not addressable by staff
present at the meeting. It was pointed out that the existing facility was present before
Windwood was developed.
Concerns were expressed about the direction Switch Station lighting shines and these
concerns will be remedied in the construction of the process.
Questions involving people driving around the signs on Appomattox to Switch Station Rd.
were raised. A request for additional signs /barricades to prevent this was sent to Traffic at
Public Works.
Ownership of the poles on Switch Station Rd. was questioned. Residents expressed
frustration over the appearance of leaning poles, holes in the netting, and uncontrolled plant
growth climbing the poles and netting. It was pointed out that the poles in question were
actually part of the driving range property.
Drainage of the new proposed site was explained in detail, which involves a concrete
retention wall and drainage ditch. Furthermore, a review of the drainage will be conducted
to insure no impact to residents.
Road overlay of the Switch Station Rd was presented and residents were assured the actual
width and location of the road would be the same. Some residents expressed concern
regarding the cost of resurfacing and asked if repairing the potholes had been considered. It
was explained that repairing the potholes would only be a temporary fix, and the City was
seeking a long-term fix.
A question of ownership regarding a pile of poles located on Richard Smith property was
raised. Staff will see if these poles belong to the City of College Station. It is highly likely
that this is private property material.
A concern about trash on the City's property was mentioned. This material belongs to a
lessee, Noble Handy. Staff is trying to contact Mr. Handy to request he clean up his
personal materials.
The question was raised as to what type of landscaping was planned for the substation site.
The City proposed to plant any type of shrub, bush, etc. inside the residents' property lines
adjacent to the City's Switch Station property. Water is not available at the Switch Station
site and the copper grounding grid is very unforgiving, even to native plants. Someone
asked if trees could be planted. It was explained that once the trees exceeded a certain
height they would have to be cut down due to interference with overhead lines.
August 25, 1999
Prepared by: Garry Lange