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HomeMy WebLinkAboutStaff Review/ReportsSTAFF REVIEW COMMENTS No. 2 Project: H.E.B. (REZ)-REZONING (0-124) PLANNING 1. Reviewed by: JESSICA JIMMERSON Date: ENGINEERING 1. Metes and Bounds -Tract 1: First call-N 40* 35' 11 "W ;Drawing( Zoning Site Plan) shows N 40* 35' 22" W. Tract 1: Third call/distance; 209.26' not 469.69'. Reviewed by: Ted Mao Date: 01/10/01 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 1 of 1 ~.,e } vx,c +-,c.ltc c~ +v~.~ vn.e~U~ U~1-~ + 9' X11 ~ s e-~~ ~ s ~ c:~ ~~ r~.~ Item: Public hearing, discussion and possible action on a rezoning of approximately 10.25 acres located on the northwest corner of Texas Avenue and Holleman Dr. from R-1, Single Family, C-1, General Commercial, C-3, Planned Commercial, and A-P, Administrative-Professional, to PDD-B, Planned Development District -Business. (00-124) c-~ ~ .' ~. ~~~~-~i~~ , Item Summar .The applicants, Mon~na Microgrove and the City of College Station, are requesting the zoning change to enable the development of an H.E.B., a shopping center and the relocation of the City's water tower. The uses proposed for the shopping center include a grocery store, gas pumps, and retail use including the relocation of the __ existing printshop. + ~~~ ~~,~ .~ ,~~~ ~~~s ~Ycc ' > t .; c -~.~-_~ , ;~ r_ ~-,-~-~ r7~'~-~-'y.`~ c~ n~4~",.1 - X41 0~ W The developer has chosen to submit very detailed plans for the rezoning request to enable them to address the issues and concerns raised by staff and the neighbors. At least three neighborhood meetings were held regarding this project. T-t` ~~~d by area residents primarily involve traffic on Park Place, lighting, landscaping along Park Place and landscaping of the proposed water tower. The developer has incorporated many of the suggestions from the neighborhood meetings into the submitted plans. ~ti~~ I~? L-~~ ~~ ~~ ~ ~ { , ~ _ c ~t ~Z ~~ v -~~ ~~ ~ ~ ~-e ale ~ o c~ ~-a-'I-e y ~'~ %~ ) ],1 c ti` ~ ,.~ ~ - l u~. ~ S c ~ ~ u ~L- axe ~~..~. iz ~ ( ~--c~~ 42 { ~~,~ Fz f ckf- can -fl-oU~,w--"- ~ ~~- ~ It ak ~-~ ~ ~ r - / ~z ~ ,w ©~.~- Comprehensive Plan Considerations: The Land Use Plan (LUP) shows the subject property as Retail Regional and Institutional surrounded by Retail Regional and High' Density Residential. Most of the surrounding property is existing development. ~~ ~, ~~ ~~ - c:~~-~d-~~j ~~x ~ /~~ 51 ~/~~`t`j Taking the traffic and the condition of the existing streets (See Infrastructure and Facilities for more information.) and intersections into consideration, the developer hired a traffic. engineer to prepare a Traffic Impact Analysis (TIA) for this site. The Cit~r_hen contra _with atraffic-engineering _consultant to evaluate the TIA. To improve the existing situation the consultant recommends a ree o s-olu~ion. Long-term intersectional improvements will need to be made over time to remove the "jog" in Holleman Drive and to allow the intersection to operate more efficiently. This is not something that should be the responsibility of the developer. More immediate improvement recommendations include a signal to be located at the intersection of Texas and the Manual Drive/Outback Steakhouse driveway, and the installation of a median in Holleman, to better control the access to the existing and proposed driveways. The City already has a signal planned and designed for the Manual Drive/ Outback Steakhouse intersection, which is slated for installation after the TXDOT improvements to Texas Avenue are complete. C~_._~taff,_tk>~--d~veaopEr_and_hoth traffic engineers have determined that proratir~s~_#~ie costs of the installation of_the_ merJian_i~Hollema-n between tie-City--aid -developer_ is the best course of action- A development agreement or oversize participation will be needed to finalize this. Staff is recommending that a condition of the rezoning is that the median must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. c.~,~. ~- ~ c ~4--z c--~- Item Background: This property was annexed in 1956. Portions of the property are currently platted, however the property will need to be replatted for this project. Economic Development: In late 1999, the City was contacted by HEB Corporation expressing interest in purchasing 3.8 acres owned by the City. The acreage was comprised of two lots fronting Holleman; one lot was being utilized for a water tower and the other was vacant. Staff considered the request and determined that sale of these lots would be in the best interest of the City, both as promotion of economic development and fulfillment of a need for an alternate site to accomplish a relocation and upgrade of the existing water tower. Subsequently, the Economic Development Department, in conjunction with the City's Utility Department, requested bids for these lots. As part of the bid criteria, all bidders were required to submit an exchange property for the location of a new, 3 mgd water tower. The exchange property was required to meet several criteria defined by the Utility Department. In addition, as part of the City's economic development efforts, bid criteria included creation of a minimum number of jobs and capital investment. Bids were received on March 1, 2000 and one bid was submitted. The economic development proposal submitted by Montana Microgroove includes development of a 76,887 square foot H.E.B. Store; an exchange property for the water tower valued at $452,624.00; a cash payment of $747,376.00; a $5,000,000 capital investment guarantee; and creation of fifty new jobs in addition to jobs retained from the current HEB Pantry Store. Montana Microgroove submitted its bid contingent upon a successful rezoning. City Council awarded bid and entered into a real estate contract with Montana Microgroove on April 27, 2000. Since that time, HEB has been working with staff and the neighborhood to develop an acceptable PDD rezoning application. Utility Department-Proposed 3 million gallon elevated storage tank: An engineering study of the water distribution system, completed in 1999, determined capacity, functional requirements (through computer modeling) and considered several locations for additional elevated storage. The study concluded that constructing a new facility as near as possible to the existing elevated storage tank along Texas Avenue at Holleman Avenue provided the best functional performance with the water system at the lowest cost. The property proposed for the elevated storage tank in the HEB plan meets the requirements for size, ,configuration and surface elevation to accommodate a 3 million gallon tank. Related Board Recommendations/Actions: The Planning and Zoning Commission heard this request on January 18th, 2001. They voted 4-3 in favor of recommending approval of this item. ~o~~ ~ ~ ~"~~~~ ~ ~ ~ L~` S CSZ-Y ~ U'C `^~ ~ S~ Staff Recommendation: Staff recommends approval of the rezoning with conditions. ~ First, that a median in Holleman must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. Second, that at the time of platting an ~~; access easement must be provided across the HEB tract for the proposed water tower. And last, that standard C-1 zoning requirements apply for anything not expressly modified by the proposal. Council Action Options: C.~/w~ 1. Approval of rezoning as submitted. 2. Approval with physical conditions that will mitigate negative impacts. 3. Denial. 4. Denial without prejudice (waives 180-day waiting period). 5. Table indefinitely. 6. Defer action to a specified date. ~~~~ c~,~- -~ r ~~ ~ ~.~ `~ O STAFF REPORT Prepared by: Jessica Jimmerson Date: 1/10/01 Item: Public hearing and consideration of a Rezoning for H.E.B. consisting of approximately 10.25 acres located on the northwest corner of Texas Avenue and Holleman Dr. from C-1, General Commercial, C-3, Planned Commercial, and A-P, Administrative-Professional, to PDD-B, Planned Development District -Business. (00- 124) Applicant: Montana Microgroove Assoc. and the City of College Station ~ ~' ~~ Staff Recommendations: Staff recommends approval of the rezoning with conditions. First, that a median in Holleman must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. Second, that at the time of platting an access easement must be provided across the HEB tract for the proposed water tower. Third, that standard C-1 zoning requirements apply for anything not expressly modified by the proposal. And last, that additional lighting detail is provided prior to going before '"° ~' Council ,,,,,~~ Item Summary: The applicants are requesting the zoning change to enable the development of a shopping center and the relocation of the City's water tower. The uses proposed for the shopping center include a grocery store, gas pumps, and retail use including the relocation of the existing printshop. The developer has chosen to submit very detailed plans for the rezoning request to enable them to address the issues and concerns raised by staff and the neighbors. At least three neighborhood meetings were held regarding this project. The concerns voiced by area residents primarily involve use of Park Place, lighting, landscaping along Park Place and landscaping of the proposed water tower. The plans submitted reflect almost all of the solutions negotiated at the meetings. Comprehensive Plan Considerations: The Land Use Plan (LUP) shows the subject property as Retail Regional and Institutional surrounded by Retail Regional and High Density Residential. Most of the surrounding property is existing development, with the exception of the new shopping center being built across Texas Avenue. Taking this and the condition of the existing streets (See Infrastructure and Facilities for more information.) and intersections into consideration, staff has been concerned about the traffic impacts since the onset of discussions about this project. At the request of staff, the developer hired a traffic engineer to prepare a Traffic Impact Analysis (TIA) for J:IPZTEXTIPZ04157.DOC Page 1 of4 Created on 07/06/95 7:56 PM this site. The City contracted with atraffic-engineering consultant to evaluate the TIA. These reports confirm what staff already believed about existing problems at the intersections of Holleman and Texas Avenue and of Holleman and the first driveway into the Hastings shopping center (we will call this drive intersection A). Even without the new development, drive intersection A is rated Level of Service "F", which is the lowest possible classification. It is the view of the consultants that the new development will cause the level of service at intersection A to become marginally worse. To improve the existing situation and lessen the impact of the new development the consultant recommends a threefold solution. Long-term intersectional improvements will need to be made over time to remove the "jog" in Holleman Drive and to allow the intersection to operate more efficiently. This is not something that should be the responsibility of the developer. More immediate improvement recommendations include a signal to be located at the intersection of Texas and the Manual Drive/Outback Steakhouse driveway, and installation of a median in Holleman, to better control the access to the existing and proposed driveways. The City already has a signal planned and designed for the Manual Drive/ Outback Steakhouse intersection, which is slated for installation after the TXDOT improvements to Texas Avenue are complete. City staff, the developer and the consultants have determined that prorating the costs of the installation of the median in Holleman between the City and the developer is the solution to mitigating the affects of the new development on the existing infrastructure. A development agreement may need to be executed between the City and the Developer to finalize this agreement. Staff is recommending that a condition of the rezoning is that the median must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. Item Background: This property was annexed in 1956. Portions of the property are currently platted, however the property will need to be replatted for this project. Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend approval with physical conditions that will mitigate negative impacts; 3. Recommend a less intense zoning classification; 4. Recommend denial; 5. Table indefinitely; or, 6. Defer action to a specified date. J:IPZTEXT1PZ04157.DOC Page 2 of 4 Created on 07/06/95 7:56 PM Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Schematic of water tower 5. Copy of Concept Plan (color/material samples available for viewing in Development Services Office) Concept Plan Landscape Plan HEB elevation Printshop elevation Gas pump elevation J:IPZTEXTIPZ04157.DOC Page 3 of 4 Created on 07/06/95 7:56 PM INFRASTRUCTURE AND FACILITIES Water: Water service appears to be more than adequate with a 12-inch line running north-south through the middle of the site. Additional review will be conducted by Development Engineering at the time of platting and site planning. Sewer: Sewer service appears to be more than adequate with a 6-inch line running north-south through the center of the site connecting to a 10-inch line along Wolf Pen Creek. There is also a 6-inch line at the NW corner of the site. Additional review will be conducted by Development Engineering at the time of platting and site planning. Streets: This site has frontage on three roadways. Park Place, which is a substandard residential street, runs along the north side of the property. Texas Avenue, which is a major arterial, bounds the property to the east. Texas Avenue is a TXDOT roadway and is in the beginning stages of a major expansion project from north of Harvey Rd. south past the connection with Earl Rudder Freeway. The widening project will include the installation of controlled access medians in the center of Texas Avenue. It also includes some minor changes to improve the intersection of Texas Avenue and Holleman. Holleman borders the subject site to the south. It is shown on the T-fare plan as a minor arterial, however it is not currently built to that standard. At the time of platting, additional ROW will be dedicated for Holleman to enable future expansion. At this time, the expansion of Holleman is not on the list of the City's proposed CIP projects. Drainage: This project will be required to comply with the City's Drainage Ordinance. The developer is proposing underground detention that will discharge north under Park Place to an existing 48-inch RCP. At the time of site planning Development Engineering will review the details of the proposal, as well as, verify the capacity of the existing storm sewers. NOTIFICATION: Legal Notice Publication(s): The Eagle; 1-03-01 and 1-24-01 Advertised Commission Hearing Dates(s): 1-18-01 Advertised Council Hearing Dates: 2-8-01 Number of Notices Mailed to Property Owners Within 200': 20 Response Received: None as of date of staff report J:IPZTEXTIPZ04157.DOC Page 4 of 4 Created on 07/06/95 7:56 PM 5. Copy of Concept Plan (color/material samples available for viewing in Development Services Office) Concept Plan - Landscape Plan - HEB elevation ~ , ,,F:-~ ~ ~ ~. Printshop elevation ,r Gas pump elevation -- J:IPZTEXTIPZ04157.DOC Page 3 of 4 Created on 07/06/95 7:56 PM STAFF REVIEW COMMENTS No. 1 Project: H.E.B.-REZONING (00-124) PLANNING 1. Please label the new Texas Ave. R.O.W. line on the concept plan. The parking spaces in front of the print shop should not encroach within Eft of the new R.O.W. line. 2. Will there be shopping cart returns? If, so where? 3. Additional islands are needed in the parking rows along the streets. Only 1134sf of concrete at a time can be within the 24ft-landscape reserve, excluding the drive aisles. (If a tradeoff is required staff would rather see more greenspace and less parking.) 4. Provide sidewalks to connect the sidewalk along Holleman to the front of the store and provide access over to Park Place. 5. Alter the locations of the trees on the water tower site per the request of the water department. 6. How will sanitation service be provided to the print shop building? 7. Please coordinate the information provided on the concept plan and on the landscape plan, so that they match. (# spaces provided and parking ratios) 8. Staff is going to recommend that signage meet C-1 zoning requirements. The location shown does not meet current ordinance requirements, nor is enough information provided regarding size or height of the proposed sign to make a determination at this time. 9. Blaschke's review of the TIA will be included in the staff report to the Planning and Zoning Commission. The level of participation in the proposed Holleman median construction, which will be required of the developer, will be determined by the Commission and Council. Reviewed by: JESSICA JIMMERSON Date: 12-21-00 ENGINEERING 1. Preliminary Drainage Plan: Not enough detail to comment. 2. Traffic Impact Analysis: Well written but documents that the current situation will become worse. 3. No written legal description of the proposed site is provided. Reviewed by: Ted Mayo Date: 12/11 /00 Staff Review Comments Page 1 of 2 ELECTRICAL 1. Developer installs conduit, transformer pads & j-boxes /pull boxes per city specs and design. (provide 30 ft. of rigid conduit per riser pole) 2. Developer provides temporary blanket easement for construction purposes and necessary meet & bound descriptive easement upon completion of project. 3. Need electric load information as soon as possible so that we may order transformers for project. (current delivery time is 20 to 26 weeks) 4. Need digital (autocad version) site plan, E-mail to tmichals@ci.college- station.tx.us 5. As soon as we receive the digital site plan we will do the electric layout and provide it back to developer for installation. Reviewed by: Tony Michalsky Date: 12/11/00 MISCELLANEOUS 1. Irrigation system must be protected by either a Pressure Vacuum Breaker or Reduced Pressure Principle Back Flow Device and installed as per City Ordinance 2394. 2. Back Flow devises must be tested upon installation as per City Ordinance 2394. Reviewed by: Rob Werley NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City, will constitute a completely new review. Staff Review Comments Page 2 of 2 Commissioner Happ stated that the positioning of the shadow from the water tower over the neighborhood would be early morning when the sun is low and in the southeast portion of sky. During the hottest portion of the date and the longest period of time when the sun is setting, the shadow will be over the loading docks rather than the neighborhood. Commissioner Warren suggested closing the access point to Park Place completely. Commissioner Happ asked staff if that was a feasible option. Ms. Jimmerson stated that it is an option that the Commission could recommend as a condition. However, she reminded the Commission that the one access point is a joint access easement with the print shop. Commissioner Floyd asked Ms. Jimmerson to address the parking requirements for the project. Ms. Jimmerson stated that the site is treated as a shopping center and has it's own parking requirements. This is the only variance from the existing C-1 standards. The normal parking requirements for this size of a development would be 1 to 200. To enhance the greenery in the area and to address some of the neighborhood concerns about the greenery along Holleman and Park Place, we indicated to the applicant that staff would be in favor of a slight alteration in that. Their parking is planned as 1 to 219. Commissioner Floyd asked if a pullover lane could be designed in order to help to alleviate possible accidents. The H.E.B. representative stated that the owner of the print shop required the deed to the property and ample property for parking not only for the print shop but also for the adjoining lease-space with access points on both Texas Avenue and Park Place. Commissioner Floyd asked about the materials being used to construct the building. The architect for H.E.B. explained that they are using a metal wall panel which is a galvanized, corrugated, metal siding, along with concrete panel, painted plaster, and limestone. He indicated that the same materials and colors would be used for the print shop also. H.E.B. strives to create buildings that blend regionally rather than constructing "cookie cutter" stores. With the choice of these materials, we're hoping to create an agricultural-industrial look. Chairman Mooney called the question. The motion failed 3-3-1 with Commissioners Warren, Williams, and Chairman Mooney voting in opposition and Commissioner Floyd abstaining. Commissioner Floyd requested the opportunity to change his vote. He specified his vote as being in favor of the rezoning request. The motion passed 4-3 with Commissioners Warren, Williams, and Chairman Mooney voting in opposition. AGENDA ITEM NO. 6: Discussion of future agenda items. None. AGENDA ITEM NO. 7: Adjourn. Commissioner Happ motioned to adjourn the meeting that was seconded by Commissioner Williams. The motion carried 7-0. The meeting adjourned at 8:48 p.m. APPROVED: Chairman, Karl Mooney ATTEST: Staff Assistant, Susan Hazlett P&Z Minutes January 18, 200] Page 8 of 8 MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS January 18, 2001 7:00 P.M. COMMISSIONERS PRESENT: Commissioners Mooney, Floyd, Harris, Warren, Horlen, Happ, and Williams. COMMISSIONERS ABSENT: None. COUNCIL MEMBERS PRESENT: Council Members Massey and Maloney STAFF PRESENT: Assistant City Manager Brown, Economic and Community Development Director Foutz, Staff Planners Jimmerson, Reeves, Hill, and Hitchcock, Assistant City Engineer Mayo, Graduate Engineers Thompson and Vennochi, Assistant City Attorney Nemcik, Director of Development Services Callaway, Neighborhood Senior Planner Battle, City Planner Kee, Senior Planner Kuenzel, Development Review Manager Ruiz, and Staff Assistant Hazlett. Chairman Mooney called the meeting to order at 7:02 p.m. AGENDA ITEM NO. 1: Hear visitors None. AGENDA ITEM N0.2: Consent Agenda The following items were approved by common consent. 2.1 Approved minutes from the Workshop Meeting held on November 6, 2000. 2.2 Approved minutes from the Regular Meeting held on January 4, 2001. 2.3 Approved minutes from the Workshop Meeting}ield on January 4, 2001. 2.4 Moved to the Regular Agenda the Consideration of a Final Plat-Replat for Fairfield at Luther - Williams Addition consisting of 20.233 acres located on the south side of Luther Street West at FM 2818. (00-71) P&Z Minutes January 18, 2001 Page 1 of 8 Council, the recommendation for this portion of Exhibit A would encourage individuals in attendance to make public comment and become part of the public record. In cases where an item were to be accepted by the Commission and those in attendance felt an ordinance needed to be changed, this would allow the forum for that to be stated. In other cases, Exhibit A, Item A would be a form, easily read and disseminated. Item B the P&Z liaison will present to City Council from the written report. Item C would give applicants the opportunity to best present their proposal before the Commission. Item D refers to the appeal process when the Commission has denied an applicant's request. Item E has been stricken from the report. The Commission has asked Mr. Callaway, Director of Development Services, to format a document containing the terminology that would easily explain how the Commission will receive public comment on agenda items that are not scheduled as a public hearing. Commissioner Floyd clarified that public comment would be received on items only on the regular agenda that do not require a public hearing. While referring to Item C of Exhibit A, Commissioner Floyd explained that currently staff makes the case presentation on behalf of the applicant. Item C would allow the applicant the opportunity to make the presentation. He suggested not using the term "will require" in Item C. Chairman Mooney pointed out that Item C also states "prior to opening the public hearing". Commissioner Floyd added that it also reads "or in cases that do not require public hearings". Chairman Mooney suggested changing the wording to say "items that are on regular agendas." Commissioner Warren stated that if the applicant is satisfied with the staff report, that's their decision. Requiring the applicant to make the case presentation could prove to be a burden on the applicant and may possibly be more time consuming. Commissioner Harris reiterated that allowing the applicant to present their case would be a much more desirable situation than requiring it of them. Commissioner Horlen agreed that the wording should be changed from "will require applicants" to "allow". Commissioner Warren pointed out that this situation is being discussed because there have been instances when a case is presented to the Planning and Zoning Commission by staff, while the applicant makes the presentation to City Council and sometimes includes or excludes important details and information that was or was not presented before the Planning and Zoning Commission. There were several attempts by the Commission at rewording the Item for approval. Commissioner Floyd motioned to table and move the agenda item to the next workshop agenda. Commissioner Warren seconded the motion. The motion passed 7-0. AGENDA ITEM NO. 5: Public hearing and consideration of a rezoning for HEB located at 1900 Texas Avenue South and consisting of 9.1916 acres from A-P Administrative-Professional and C-3 Planned Commercial to PDD-B Planned Development-Business. (00-124) Staff Planner Jimmerson presented the staff report. Ms. Jimmerson opened by stating that Staff recommends approval of the rezoning with the following conditions: • A median in Holleman must either be constructed mr the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. • At the time of platting an access easement artist be provided across the HEB tract for the proposed water tower. • Standard C-1 zoning requirements apply for anything not expressly modified by the proposal. And last, that additional lighting detail is provided prior to going before Council. P&Z Minutes January 18, 2001 Page 4 of 8 Ms. Jimmerson explained that the applicants are requesting the zoning change to enable the development of a shopping center and the relocation of the City's water tower. The uses proposed for the shopping center include a grocery store, gas pumps, and retail use including the relocation of the existing printshop. She added that the developer has chosen to submit very detailed plans for the rezoning request to enable them to address the issues and concerns raised by staff and the neighbors. At least three neighborhood meetings were held regarding this project. The concerns voiced by area residents primarily involve • Use of Park Place Lighting Landscaping along Park Place and landscaping of the proposed water tower. The plans submitted reflect almost all of the solutions negotiated at the meetings. In addition, Ms. Jimmerson reports that the Land Use Plan shows the subject property as Retail Regional and Institutional surrounded by Retail Regional and High Density Residential. Most of the surrounding property is existing development, with the exception of the new shopping center being built across Texas Avenue. Taking this and the condition of the existing streets and intersections into consideration, staff has been concerned about the traffic impacts since the onset of discussions about this project Ms. Jimmerson said. At the request of staff, the developer hired a traffic engineer to prepare a Traffic Impact Analysis (TIA) for this site. The City contracted with atraffic-engineering consultant to evaluate the TIA. These reports confirm what staff already believed about existing problems at the intersections of Holleman and Texas Avenue and of Holleman and the first driveway into the Hastings shopping center (Intersection A). Even without the new development, drive intersection A is rated Level of Service "F", which is the lowest possible classification. Ms. Jimmerson said that it is the view of the consultants that the new development will cause the level of service at intersection A to become marginally worse. To improve the existing situation and lessen the impact of the new development the consultant recommends a threefold solution. • Long-term intersectional improvements will need to be made over time to remove the "jog" in Holleman Drive and to allow the intersection to operate more efficiently. This is not something that should be the responsibility of the developer. • More immediate improvement recommendations include a signal to be located at the intersection of Texas and the Manual Drive/Outback Steakhouse driveway, and installation of a median in Holleman, to better control the access to the existing and proposed driveways. The City already has a signal planned and designed for the Manual Drive/ Outback Steakhouse intersection, which is slated for installation after the TXDOT improvements to Texas Avenue are complete. Ms. Jimmerson stated that City staff, the developer, and the consultants have determined that prorating the costs of the installation of the median in Holleman between the City and the developer is the solution to mitigating the affects of the new development on the existing infrastructure. A development agreement may need to be executed between the City and the Developer to finalize this agreement. She said that Staff is recommending that a condition of the rezoning is that the median P&ZMinutes January 18, 2001 Page 5 of 8 must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. The property, which was annexed in 1956 has portions that are currently platted. However, Ms. Jimmerson stated that the property will need to be replatted for this project. In closing, Ms. Jimmerson reports that this site has frontage on three roadways. She explained that Park Place, which is a substandard residential street, runs along the north side of the property while Texas Avenue, which is a major arterial, bounds the property to the east. Additionally, Ms. Jimmerson stated that Texas Avenue is a TXDOT roadway and is in the beginning stages of a major expansion project from north of Harvey Rd. south past the connection with Earl Rudder Freeway. The widening project will include the installation of controlled access medians in the center of Texas Avenue. It also includes some minor changes to improve the intersection of Texas Avenue and Holleman which borders the subject site to the south. The T-fare plan shows this to be a minor arterial, however it is not currently built to that standard. At the time of platting, additional ROW will be dedicated for Holleman to enable future expansion. Finally, Ms. Jimmerson stated that the expansion of Holleman is not on the list of the City's proposed CIP projects at this time. Commissioner Warren asked what the long-term plans for Holleman in regards to the potential widening of it and in respect to the development of Wolf Pen Creek. Ms. Jimmerson stated that Holleman is classified as minor arterial and is not currently built to those standards nor is it on the list of the City's proposed CIP projects at this time to be widened. At the point of platting, additional right-of--way land will be dedicated to the future widening project. Chairman Mooney asked if there would be a median when Texas Avenue is widened. Ms. Jimmerson stated that there would be a median placed on Texas Avenue at the time of widening. Chairman Mooney asked if the intersection would be signalized. Ms. Jimmerson stated that she could not answer that question. Commissioner Harris asked about signage. Ms. Jimmerson stated that there are options that the applicant has to choose from but have not made that determination as yet. Commissioner Harris asked if there was going to be a new water tower or an attempt to move the old one. Ms. Jimmerson explained that a new water tower will be erected. Chairman Mooney opened the public hearing. Chuck Ellison, a representative for one of the applicants, stated that H.E.B. would agree to do whatever they could to mitigate the impact of this development to the residents of Park Place. In fact, H.E.B. representatives met with the Park Place residents on three different occasions to discuss the issues of concern. He introduced the H.E.B., Montana Microgroove, and private sector staff that is working on the project and is available to answer any questions. He urged the Commission to vote in favor of H.E.B. Commissioner Happ asked how the Park Place residents would return to their homes if the only turn direction out of the H.E.B. development is right. Mr. Ellison explained that the residents stated that they would prefer going to Anderson Street to return back to their homes rather than having traffic directed back onto Park Place. Commissioner Horlen asked if the service station would include only pumps. An H.E.B. representative stated that the only merchandise that would be sold would be chips, candy bars, soft drinks in minimum amounts and varieties. Mr. Gross, 1632-B Park Place, expressed great concern over the traffic congestion at Park Place, Texas Avenue, and Holleman, including the traffic feeding into the already congested intersection from Harvey Road as well as the negative impact the development would have on the neighborhood. P&Z Minutes January 18, 2001 Page 6 of 8 Benito Flores-Meath, 901 Val Verde, stated that he was present at the City Council Meeting when the MOU (Memorandum of Understanding) was brought forward. The MOU was conditional rezoning. The neighborhood was not notified of the memorandum. Any contracts or MOU's that are issued that would require rezoning, the P&Z and the neighbors be notified. He pointed out on the picture of the site plan the size of the water tower and the shadow that is casts over the neighborhood in the area that the water tower is going to be placed. He suggested that the profit gained from the sale of the land be fed back into the neighborhood to upgrade by remodeling or repairing the homes within the notification area. Chairman Mooney closed the public hearing. Commissioner Horlen motioned for approval with the conditions as stated by staff, addressing the lighting issues. Commissioner Harris seconded the motion. Commissioner Warren stated that she was concerned over the traffic impact on Holleman. She stated that the infrastructure would not be in place to handle this level of development. The two outlets on Parkplace would increase the impact on Holleman. She stated that A-P would be an appropriate use, having a lower impact on the area. Kim Foutz, Economic and Community Development Director stated that the City is planning to reposition the water tower further to the south on the subject lot. She explained that there were only two locations within the region that can support and accommodate the 308' elevation requirements. The other location is in the Wolf Pen Creek Corridor. She also pointed out that the water department was consulted with in regard to the elevation and lot size criteria for the water tower prof ect. Commissioner Happ questioned the need of having two exits onto Park Place rather than only one exit to the west, which would be sufficient. Commissioner Horlen asked if one of the exits onto Park Place is across-easement with Aggieland Printing. Commissioner Harris stated that until the City completes the widening and upgrading on the streets the traffic congestion for this area will remain whether H.E.B. or another project goes in on this lot. It's a timing issue for the City and we should not require H.E.B. to cease in it's desire to relocate and in the City's attempt to acquire and relocate a much needed and larger capacity water tower. Commissioner Floyd reiterated the need for the water tower and the limitation of sites that can accommodate the elevation requirements. He commended H.E.B. for its efforts as a good corporate citizen in agreeing to assist the City in it's need to upgrade and also relocate the water tower. He stated that the PDD zoning is appropriate. He pointed out that the vote tonight is not important, since the City Council has already signed the MOU. The Commission has been consistently confronted with this kind of in-fill question. Commissioner Floyd closed by saying that this is a significant piece of property as well as a difficult one. However, he encouraged each Commissioner to share their thoughts in regards to this piece of property. He encouraged each Commissioner to share their thoughts m regards to this piece of property. Commissioner Williams echoed the thoughts of the other commissioners in regards to the traffic issues and the shadowing of the tower on the neighborhood expressed by another individual during the public hearing. Chairman Mooney stated his disappointment in the lack of representation from the neighborhood. He was not clear on the reason why the water tower was being relocated or when the MOU was signed. Ms. Jimmerson clarified the notification process of the neighborhood as well as the opportunity for them to attend several meetings to discuss their concerns. She did not have a comment to address the other concerns regarding the tower relocation or the date the MOU was signed by City Council. P&Z Minutes January 18, 2001 Page 7 of 8 MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS January 18, 2001 7:00 P.M. COMMISSIONERS PRESENT: Commissioners Mooney, Floyd, Harris, Warren, Horlen, Happ, and Williams. COMMISSIONERS ABSENT: None. COUNCIL MEMBERS PRESENT: Council Members Massey and Maloney STAFF PRESENT: Assistant City Manager Brown, Economic and Community Development Director Foutz, Staff Planners Jimmerson, Reeves, Hill, and Hitchcock, Assistant City Engineer Mayo, Graduate Engineers Thompson and Vennochi, Assistant City Attorney Nemcik, Director of Development Services Callaway, Neighborhood Senior Planner Battle, City Planner Kee, Senior Planner Kuenzel, Development Review Manager Ruiz, and Staff Assistant Hazlett. Chairman Mooney called the meeting to order at 7:02 p.m. AGENDA ITEM NO. 5: Public hearing and consideration of a rezoning for HEB located at 1900 Texas Avenue South and consisting of 9.1916 acres from A-P Administrative-Professional and C-3 Planned Commercial to PDD-B Planned Development-Business. (00-124) Staff Planner Jimmerson presented the staff report. Ms. Jimmerson opened by stating that Staff recommends approval of the rezoning with the following conditions: • A median in Holleman must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. • At the time of platting an access easement must be provided across the HEB tract for the proposed water tower. • Standard C-1 zoning requirements apply for anything not expressly modified by the proposal. And last, that additional lighting detail is provided prior to going before Council. Ms. Jimmerson explained that the applicants are requesting the zoning change to enable the development of a shopping center and the relocation of the City's water tower. The uses proposed for the shopping center include a grocery store, gas pumps, and retail use including the relocation of the existing printshop. She added that the developer has chosen to submit very detailed plans for the rezoning request to enable them to address the issues and concerns raised by staff and the neighbors. At least three neighborhood meetings were held regarding this project. The concerns voiced by area residents primarily involve • Use of Park Place • Lighting • Landscaping along Park Place and landscaping of the proposed water tower. The plans submitted reflect almost all of the solutions negotiated at the meetings. In addition, Ms. Jimmerson reports that the Land Use Plan shows the subject property as Retail Regional and Institutional surrounded by Retail Regional and High Density Residential. Most of the surrounding property is existing development, with the exception of the new shopping center being built across Texas Avenue. Taking this and the condition of the existing streets and intersections into consideration, staff has been concerned about the traffic impacts since the onset of discussions about this project Ms. Jimmerson said. At the request of staff, the developer hired a traffic engineer to prepare a Traffic Impact Analysis (TIA) for this site. The City contracted with atraffic-engineering consultant to evaluate the TIA. These reports confirm what staff already believed about existing problems at the intersections of Holleman and Texas Avenue and of Holleman and the first driveway into the Hastings shopping center (Intersection A). Even without the new development, drive intersection A is rated Level of Service "F", which is the lowest possible classification. Ms. Jimmerson said that it is the view of the consultants that the new development will cause the level of service at intersection A to become marginally worse. To improve the existing situation and lessen the impact of the new development the consultant recommends a threefold solution. • Long-term intersectional improvements will need to be made over time to remove the "jog" in Holleman Drive and to allow the intersection to operate more efficiently. This is not something that should be the responsibility of the developer. • More immediate improvement recommendations include a signal to be located at the intersection of Texas and the Manual Drive/Outback Steakhouse driveway, and installation of a median in Holleman, to better control the access to the existing and proposed driveways. i~ The City already has a signal planned and designed for the Manual Drive/ Outback Steakhouse intersection, which is slated for installation after the TXDOT improvements to Texas Avenue are complete. Ms. Jimmerson stated that City staff, the developer, and the consultants have determined that prorating the costs of the installation of the median in Holleman between the City and the developer is the solution to mitigating the affects of the new development on the existing infrastructure. A development agreement may need to be executed between the City and the Developer to finalize this agreement. She said that Staff is recommending that a condition of the rezoning is that the median must either be constructed or the developer must have paid the City their prorated share prior to the issuance of a C/O (Certificate of Occupancy) for any structure on the property. The property, which was annexed in 1956 has portions that are currently platted. However, Ms. Jimmerson stated that the property will need to be replatted for this project. In closing, Ms. Jimmerson reports that this site has frontage on three roadways. She explained that Park Place, which is a substandard residential street, runs along the north side of the property while Texas Avenue, which is a major arterial, bounds the property to the east. Additionally, Ms. Jimmerson stated that Texas Avenue is a TXDOT roadway and is in the beginning stages of a major expansion project from north of Harvey Rd. south past the connection with Earl Rudder Freeway. The widening project will include the installation of controlled access medians in the center of Texas Avenue. It also includes some minor changes to improve the intersection of Texas Avenue and Holleman which borders the subject site to the south. The T-fare plan shows this to be a minor arterial, however it is not currently built to that standard. At the time of platting, additional ROW will be dedicated for Holleman to enable future expansion. Finally, Ms. Jimmerson stated that the expansion of Holleman is not on the list of the City's proposed CIP projects at this time. Commissioner Warren asked what the long-term plans for Holleman in regards to the potential widening of it and in respect to the development of Wolf Pen Creek. Ms. Jimmerson stated that Holleman is classified as minor arterial and is not currently built to those standards nor is it on the list of the City's proposed CIP projects at this time to be widened. At the point of platting, additional right-of--way land will be dedicated to the future-widening project. Chairman Mooney asked if there would be a median when Texas Avenue is widened. Ms. Jimmerson stated that there would be a median placed on Texas Avenue at the time of widening. Chairman Mooney asked if the intersection would be signalized. Ms. Jimmerson stated that she could not answer that question. Commissioner Harris asked about signage. Ms. Jimmerson stated that there are options that the applicant has to choose from but have not made that determination as yet. Commissioner Harris asked if there was going to be a new water tower or an attempt to move the old one. Ms. Jimmerson explained that a new water tower will be erected. Chairman Mooney opened the public hearing. Chuck Ellison, a representative for one of the applicants, stated that H.E.B. would agree to do whatever they could to mitigate the impact of this development to the residents of Park Place. In fact, H.E.B. representatives met with the Park Place residents on three different occasions to discuss the issues of concern. He introduced the H.E.B., Montana Microgroove, and private sector staff that are working on the project and are available to answer any questions. He urged the Commission to vote in favor of H.E.B. Commissioner Happ asked how the Park Place residents would return to their homes if the only turn direction out of the H.E.B. development is right. Mr. Ellison explained that the residents stated that they would prefer going to Anderson Street to return back to their homes rather than having traffic directed back onto Park Place. Commissioner Horlen asked if the service station would include only pumps. An H.E.B. representative stated that the only merchandise that would be sold would be chips, candy bars, soft drinks in minimum amounts and varieties. Mr. Gross, 1632-B Park Place, expressed great concern over the traffic congestion at Park Place, Texas Avenue, and Holleman, including the traffic feeding into the already congested intersection from Harvey Road as well as the negative impact the development would have on the neighborhood. Benito Flores-Meath, 901 Val Verde, stated that he was present at the City Council Meeting when the MOU (Memorandum of Understanding) was brought forward. The MOU was conditional rezoning. The neighborhood was not notified of the memorandum. Any contracts or MOU's that are issued that would require rezoning, the P&Z and the neighbors be notified. He pointed out on the picture of the site plan the size of the water tower and the shadow that is casts over the neighborhood in the area that the water tower is going to be placed. He suggested that the profit gained from the sale of the land be fed back into the neighborhood to upgrade by remodeling or repairing the homes within the notification area. Chairman Mooney closed the public hearing. Commissioner Horlen motioned for approval with the conditions as stated by staff, addressing the lighting issues. Commissioner Harris seconded the motion. Commissioner Warren stated that she was concerned over the traffic impact on Holleman. She stated that the infrastructure would not be in place to handle this level of development. The two outlets on Parkplace would increase the impact on Holleman. She stated that A-P would be an appropriate use, having a lower impact on the area. Kim Foutz, Economic and Community Development Director stated that the City is planning to reposition the water tower further to the south on the subject lot. She explained that there were only two locations within the region that can support and accommodate the 308' elevation requirements. The other location is in the Wolf Pen Creek Corridor. She also pointed out that the water department was consulted with in regard to the elevation and lot size criteria for the water tower project. Commissioner Happ questioned the need of having two exits onto Park Place rather than only one exit to the west, which would be sufficient. Commissioner Horlen asked if one of the exits onto Park Place is across-easement with Aggieland Printing. Commissioner Harris stated that until the City completes the widening and upgrading on the streets the traffic congestion for this area will remain whether H.E.B. or another project goes in on this lot. It's a timing issue for the City and we should not require H.E.B. to cease in it's desire to relocate and in the City's attempt to acquire and relocate a much needed and larger capacity water tower. Commissioner Floyd reiterated the need for the water tower and the limitation of sites that can accommodate the elevation requirements. He commended H.E.B. for its efforts as a good corporate citizen in agreeing to assist the City in its need to upgrade and also relocate the water tower. He stated that the PDD zoning is appropriate. He pointed out that the vote tonight is not important, since the City Council has already signed the MOU. The Commission has been consistently confronted with this kind of in-fill question. Commissioner Floyd closed by saying that this is a significant piece of property as well as a difficult one. However, he encouraged each Commissioner to share their thoughts in regards to this piece of property. He encouraged each Commissioner to share their thoughts in regards to this piece of property. Commissioner Williams echoed the thoughts of the other commissioners in regards to the traffic issues and the shadowing of the tower on the neighborhood expressed by another individual during the public hearing. Chairman Mooney stated his disappointment in the lack of representation from the neighborhood. He was not clear on the reason why the water tower was being relocated or when the MOU was signed. Ms. Jimmerson clarified the notification process of the neighborhood as well as the opportunity for them to attend several meetings to discuss their concerns. She did not have a comment to address the other concerns regarding the tower relocation or the date the MOU was signed by City Council. Commissioner Happ stated that the positioning of the shadow from the water tower over the neighborhood would be early morning when the sun is low and in the southeast portion of sky. During the hottest portion of the date and the longest period of time when the sun is setting, the shadow will be over the loading docks rather than the neighborhood. Commissioner Warren suggested closing the access point to Park Place completely. Commissioner Happ asked staff if that was a feasible option. Ms. Jimmerson stated that it is an option that the Commission could recommend as a condition. However, she reminded the Commission that the one access point is a joint access easement with the print shop. Commissioner Floyd asked Ms. Jimmerson to address the parking requirements for the project. Ms. Jimmerson stated that the site is treated as a shopping center and has it's own parking requirements. This is the only variance from the existing C-1 standards. The normal parking requirements for this size of a development would be 1 to 200. To enhance the greenery in the area and to address some of the neighborhood concerns about the greenery along Holleman and Park Place, we indicated to the applicant that staff would be in favor of a slight alteration in that. Their parking is planned as 1 to 219. Commissioner Floyd asked if a pullover lane could be designed in order to help to alleviate possible accidents. The H.E.B. representative stated that the owner of the print shop required the deed to the property and ample property for parking not only for the print shop but also for the adjoining lease-space with access points on both Texas Avenue and Park Place. Commissioner Floyd asked about the materials being used to construct the building. The architect for H.E.B. explained that they are using a metal wall panel which is a galvanized, corrugated, metal siding, along with concrete panel, painted plaster, and limestone. He indicated that the same materials and colors would be used for the print shop also. H.E.B. strives to create buildings that blend regionally rather than constructing "cookie cutter" stores. With the choice of these materials, we're hoping to create an agricultural-industrial look. Chairman Mooney called the question. The motion failed 3-3-1 with Commissioners Warren, Williams, and Chairman Mooney voting in opposition and Commissioner Floyd abstaining. Commissioner Floyd requested the opportunity to change his vote. He specified his vote as being in favor of the rezoning request. The motion passed 4-3 with Commissioners Warren, Williams, and Chairman Mooney voting in opposition.