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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Item: Public hearing and consideration of a Rezoning, consisting of approx. 6.202 acres, in Steeplechase Phase 3 located at the intersection of Wellborn and Navarro Roads from C-1, General Commercial, C-N, Neighborhood Business, R-2, Duplex Residential and A-O, Agriculteral Open to C-1 and R-3, Townhouse. (00-130) Applicant: John Duncum Item Summary: The applicant is proposing to incorporate approximately 3 additional acres into the existing development plan. The existing plan shows approx. 3 acres of commercial property along Navarro. The step-down approach was used here, with C-N zoning on the 2 acres closest to the residential duplex development and 1 acre of C-1 zoning on the corner. The applicant is proposing to expand the step-down approach. The 6 acres in the new request provide 3.5 acres of R-3, Townhome Residential adjacent to the existing duplex development. This new rezoning proposal would actually reduce the overall amount of commercial property at this intersection from 3 acres to 2.5 acres. The Land Use Plan does show this area as High Density Residential, with some Mixed Use further north on Wellborn, closer to 2818. The property is currently bordered to the west by Wellborn Road and the Railroad tracks, to the north by property zoned A-O, which has some existing residential use, to the east by R-2, duplex, which is part of the Steeplechase Master Plan, to the south by R-1 and A-O. The R-1 is also part of the Steeplechase Development. Discussions did occur with the applicant about the possibility of using a PDD zoning. At this time the developer does not wish to limit the uses and restrict the site layout to the degree required by a PDD application. However, the applicant has expressed a willingness to provide buffer areas to mitigate any possible negative impacts to the adjacent residential development. Item Background: It appears that this property was annexed by the City in 1995. The developer master planned and rezoned this property in 1998. Before the developer plats this area the parent tract for the additional 3 acres will need to be shown on a preliminary plat or master plan, depending on the configuration of the parent tract. Staff Recommendations: Staff recommends approval of the rezoning with the condition that buffers, to the standards described in the R&D zoning district, be J:\PZTEXT\PZ03440.DOC Page 1 of 3 applied to the north of the C-1 tract and between the C-1 and R-3 tract. Staff would leave it to the developer to determine whether to incorporate the buffer on the C-1 or R-3 tract before the Rezoning Ordinance is approved by Council. 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, such as C-N, Neighborhood Business or C-B, Business Commercial; 4. Recommend denial; 5. Table indefinitely; or, 6. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities J:\PZTEXT\PZ03440.DOC Page 2 of 3 INFRASTRUCTURE AND FACILITIES Water: Adequate water service is available. Sewer: Adequate sewer service is available. Streets: Wellborn Rd. is shown on the T-fare plan as a major arterial. Navarro Road is not on the T-fare plan but is built to minor collector standards. Drainage: Will be addressed at time of platting and/or site planning. NOTIFICATION: Legal Notice Publication(s): The Eagle; 7-19-00 and 8-9-00 Advertised Commission Hearing Dates(s): 8-3-00 Advertised Council Hearing Dates: 8-24-00 Number of Notices Mailed to Property Owners Within 200': 19 Response Received: None as of date of staff report J:\PZTEXT\PZ03440.DOC Page 3 of 3 Chairman Mooney asked if there was any other access to the subject property other than Eag. Mr. Rhodes said there was not and that this was one large lot with Stylecraft Builders on . portion of the tract and vacant land to the right of the property. He stated that the normal practi, develop the parking lot prior to the building to allow contractors and the builders access to the pro, without causing any parking problems in the area. Commissioner Warren asked Mr. Rhodes if a sprinkling system would be installed. Mr. Rhodes explained that because it was a requirement it is being installed and the vegetation would be cared for. Chairman Mooney closed the public hearing. Commissioner Floyd motioned for approval. Commissioner Happ seconded the motioned. Commissioner Floyd stated that the commission shared the concerns expressed by the homeowners. He said that it was difficult to think of conditions that could be imposed that could also be enforced. He expressed his admiration for the very active, well informed, and well organized Homeowners Association. He concluded with remarks about the overflow parking of some of the local churches and stated that he believes that this issue is one that needs to be resolved at some point. Commissioner Warren addressed the concern made my Mr. Fawcett regarding the building of storage sheds. She explained that the City Ordinance requires landscaping around a storage building. Chairman Mooney called for the vote. The motion passed 7-0, unanimously. AGENDA ITEM NO. 5: Public hearing and consideration of a rezoning of approximately 6.2 acres located southeast of Navarro Drive, northeast of Steeplechase Phase Siz, northwest of Southwood Valley Section 23, and southwest of West Ridge Subdivision from C-1 General Commercial, C-N Neighborhood Business, R-2 Duplex Residential, and A-O Agricultural Open to C-1 General Commercial and R-3 Townhouse. (00-130) Staff Planner Jimmerson presented the staff report. The developer master planned and rezoned this property in 1998. She explained that the existing plan shows approximately 3 acres of commercial property along Navarro. The step-down approach was used here, with C-N zoning on the two acres closest to the residential duplex development and 1 acre of C-1 zoning on the corner adjacent to the A- O. There is a small piece of R-2 that is being proposed to change with this rezoning request also. The existing C-N is adjacent to R-2 Duplex Residential zoning. There is not a buffering requirement between the C-N and the R-2 existing zoning, although one of the properties of a C-N district is that the sites and use have to come before the commission. The proposed request involves an additional 3 acres that is currently zoned as A-O that the developer would like to incorporate into the plan. The applicant is proposing approximately 3.5 acres zoned R-3 Townhome Residential and C-1 zoning directly on the corner which consists of a little more than 2.5 acres. The existing commercial zoning between the C-N and C-1 is approximately 3 acres which would reduce the overall amount of commercial property at this intersection from 3 acres to 2.5 acres. The land use plan shows this area as High Density residential with some Mixed Use further north on Wellborn, closer to 2818. Staff does not feel that some commercial use in this area would be out of character with the existing sporadic usage. Discussions with the applicant occurred regarding the possible use of PDD zoning. At this time the developer does not wish to limit the uses and restrict the site layout to the degree required by a PDD application. P&Z ~-linutes August 3, 2000 Page 12 of 17 However, the applicant has expressed a willingness to provide buffer areas to mitigate any possible negative impacts to the adjacent residential development. Staff recommends approval of the rezoning with the condition that buffers, to the standards described in the R&D zoning district, be applied to the north of the C-1 tract and between the C-1 and R-3 tract. She pointed out to the commission that a less intense zoning classification, such as C-N or C-B was another option for them to consider. Staff would leave it to the developer to determine whether to incorporate the buffer on the C-1 or R-3 tract before the Rezoning Ordinance is approved by Council. Commissioner Warren asked why the issue of buffers was not addressed where the R-3 will interface to the south with R-1B property across the street. Staff Planner Jimmerson stated that buffers are not generally required for property across the street. She also stated that the R-1B property mentioned was also included in this development. Commissioner Floyd asked for clarification on the C-B zoning classification. Ms. Jimmerson explained that a C-1 zoning district includes such businesses as automobile sales and rental, banks, bookstores, restaurants, drive-in sales, service stations, hardware stores, mobile home sales and storage, and motels, whereas the C-B district allows less permitted uses. For example, the C- Bdistrict would not allow automobile sales and rental, mobile home sales and storage and other more intense uses. However, it does allow banks, bookstores, restaurants, and the like. Commissioner Harris asked for clarification of the C-N district and the 2 acres versus 2.5 acres. Ms. Jimmerson explained that the C-N district requires 2 acres and explained that this particular development involves 2.5 acres. Commissioner Horlen asked Ms. Jimmerson to explain an R&D buffer. Ms. Jimmerson explained that an R&D buffer has three options. First, a 25' buffer with a specific amount of plantings required and 6' masonry wall. Second, a 30' buffer with a slightly denser planting requirement, and third, a 40' buffer with a less intense planting requirement. Commissioner Floyd asked Ms. Jimmerson to explain the difference between a C-N Neighborhood Business and a C-B Business Commercial and the steps required in complying with those zoning districts. Ms. Jimmerson explained that a C-B has specific permitted uses whereas a C-N is set up so that all of the uses in that district are required to come back to the commission, similar to a Conditional Use Permitting process. Chairman Mooney opened the public hearing. The developer, Mr. John Duncum, stated that the set-back of approximately 25' on the R-1B property across the street is a buffer and will be landscaped. He explained that this tract is the completion of the Steeplechase development. He stated that plans included landscaping and fencing with columns of masonry or the like on all sides requiring a buffer. P&Z Minutes August 3, 2000 Page 13 of 17 Commissioner Horlen asked Mr. Duncum if the fence would be installed along the north property line of the C-1 property also. Mr. Duncum said yes. Commissioner Warren asked Mr. Duncum if there was room for 20' buffer rather than 15' and asked him to share some of the ideas of what types of business were being planned for the subject property. Mr. Duncum said that there was not enough room for more than a 15' buffer. He explained that institutions such as a bank or financial institution and a petroleum distributor were possibilities for the site. Commissioner Floyd asked Mr. Duncum why C-1 zoning was selected rather than C-B. Mr. Duncum explained that the C-1 would allow the convenience store that he would like to develop on the property. Benito Flores-Meath, 901 Val Verde, reminded the commission of the opposition from the Courts Streets Association regarding the rezoning of the subject property. He said that he believes that a C-N or C-B would be more reasonable which would allow a few more restrictions for the area. He suggested the R-2 not be changed to R-3. Chairman Mooney closed the public hearing. Commissioner Horlen motioned for approval of the C-1 and R-3 rezoning as presented by Staff with a buffer along the east and north property line of the C-1 property consisting of a 6' wooden fence with masonry columns and 15' of fairly intense landscaping on either side of the fence. Commissioner Floyd seconded the motion. Commissioner Warren stated that the intensity of placing an R-3 zoning next to an R-1B is not acceptable. She pointed out that the existing buffer currently in place there is not required and could possibly be removed at some point which would have a negative impact on an area that is attempting to be a neighborhood area. She also said that C-N zoning is preferable over a C-1, which means the commission would need to recommend rezoning the C-1 area to C-N as well. She cited safety issues as well for the area that will have numerous access points. Chairman Mooney suggested allowing the R-3 zoning while requiring a buffer between the R-3 and the existing R-2, and rather than C-1 zoning other than on the corner which is currently zoned as such, to recommend C-B zoning, while requiring the buffer around the C-1 area. Commissioner Horlen stated that the C-1 zoning along the roadway of that size and dimension is appropriate. He does not support requiring a buffer between the R-3 and R-2 areas since it is not a requirement of City Ordinance to do so and does not believe it to be appropriate in this case. He stated that the motion stands as made. Chairman Mooney called the question. The motion passed 6-0. (Commissioner Warren voted in opposition.) AGENDA ITEM NO. 6: Consideration of a Master Development Plan for 60.55 acres, Sun Meadows, located on Graham Road at Schaffer Road, an R-1 Single Family Residential and R-2 Duplez Residential District. (00-89) P&Z Minutes August 3, 2000 Page 14 of 17 Council Regular 8/24/2004 Page 7 Boyce Sorell, 7704 Sherman Ct. Amy Tremblay, 2715 Wilderness Mayor McIlhaney closed the public hearing. Councilman Silvia made a motion to table this item until the council has reviewed the East Bypass Neighborhood Plan. Motion seconded by Councilman Maloney, which carried 5-1. Council members expressed comments about access to the development and matters related to drainage. FOR: McIlhaney, Maloney, Massey, Silvia, Hazen AGAINST: Mariott ABSENT: Garner Regular Agenda Item No. 13.2 -- Public hearing, discussion and possible action on an ordinance rezoning aanroximately 6.202 acres in Steeplechase Phase 3 located at the intersection of Wellborn and Navarro Roads from C-1 General Commercial; C-N Neinhborhood Business, R-2 Duplex Residential; and A-O Agricultural Onen to C-1 eneral Commercial and R- Staff Planner Jessica Jimmerson presented the staff report. Staff recommended approval of the rezoning with buffers as recommended by P&Z. P&Z recommended a 15 foot buffer area between the R-3 and C-1 and between the adjacent C-O and C-1 with a 6 foot wooden fence having masonry columns and substantial landscaping in the buffer area. Staff suggested applying the 25 foot R&D buffer area requirements to satisfy the landscape guidelines. Mayor McIlhaney opened the public hearing. John Duncum, 16055 FM 2154 addressed the Council. He concurred with staff recommendations. Mike McClure, 9262 Brookwater Circle, explained the traffic flow to the property. The following audience members spoke in opposition to the rezoning. Carl Vargo, 2902 Cortez Ct. Benito Flores-Meath, 901 Val Verde Mayor McIlhaney closed the public hearing. Mayor Pro Tem Mariott made a motion to approve Ordinance No. 2464 with staff recommendations and Planning and Zoning Commission recommendations to rezone two tracts of land totaling 6.202 acres, being situated in the Crawford Burnett Survey, Abstract 7, College Station, Brazos County, Texas from C-1 General Commercial, C-N Neighborhood Business, R-2 Duplex Residential and A-O Agricultural Open to C-1 General Commercial and R-3 Townhouse. Motion seconded by Councilman Massey and carried unanimously, 6-0. FOR: McIlhaney, Mariott, Massey, Silvia, Maloney, Hazen ABSENT: Garner ..I Council Regular 8/24/2000 Council recessed for five minutes. Page 8 Regular Agenda Item No. 13.3 -- Public hearing, discussion, and possible action on a proposed ordinance that would grant TXU Gas Distribution a 4.43% increase in gas rates. Council returned to the meeting. CIS Manager Charlie Shear explained that on January 14, 2000, TXU Gas filed a statement of intent with the cities of College Station and Bryan to increase residential and commercial rates by 14.47%. On January 27, 2000 the College Station City Council suspended the rate increase to allow for further review. The Cities of College Station and Bryan hired consultants to review the rates and a compromise was reached. The proposed ordinance provides for the compromise, which reflected an equal percentage increase to all customer classes of 4.51% before consideration of a decrease in service charges that led to an agreed system average increase of 4.43%. Mayor McIlhancy opened the public hearing. TXU Representative Don Fazzino came forward to express his support of the proposed ordinance. Mayor Pro Tem Mariott expressed dissatisfaction with the level of customer service outside the local office. He explained the difficulty for customers to access the local office. It was suggested a letter from the City expressing these concerns may be helpful for Mr. Fazzino to convey to the corporate office. Mayor McIlhancy closed the public hearing. Councilman Silvia made a motion to approve Ordinance No. 2465 finding after reasonable notice and hearing that TXU gas distribution rates and charges within the City should be changed; determining just and reasonable rates; rejecting plan investment and cost of service automatic adjustment clauses; approving adjustment factors for weather normalization, franchise fees, taxes and other governmental impositions; providing for recovery of rate case expenses; preserving regulatory rights of the city; ordering that this ordinance be served on TXU Gas Distribution; providing for repeal of conflicting ordinances. Motion seconded by Mayor Pro Tem Mariott, which carried unanimously, 6-0. FOR: McIlhancy, Mariott, Massey, Silvia, Hazen, Maloney ABSENT: Garner Regular Agenda Item No. 13.4 --Public hearing, discussion and possible action on the City of Collelie Station 2000-2001 Proposed Budget. Mayor McIll~aney opened the public hearing. No one spoke. She closed the public hearing. No action was required on this item.