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HomeMy WebLinkAbout00072708MEMORANDUM March 14, 2000 TO: Planning & Zoning Commission FROM: Jane R. Kee, City Planner SUBJECT: HENTON-LINCOLN (REZ) Item #3 on the Regular Agenda for the 3-16-00 P&Z meeting As you know, the Planned Development District is designed such that an applicant works with impacted property owners in developing and/or refining a development proposal. For this reason staff only accepts an application for a PDD rezoning once this communication between an applicant and impacted property owners has taken place. Since the writing of the staff report and preparation of the P&Z packets for the rezoning request on the Henton-Lincoln tract, I received a call from Dr. Stephen Miller. Dr. Miller was one of the neighborhood representatives contacted by the applicant. As you read in your packet materials, in the letter from Stuart Kling, project engineer for the applicant, it was indicated that all major issues were resolved to the satisfaction of the neighborhood. Apparently, there was some breakdown in communication between the developer and Dr. Miller because the call I received from Dr. Miller did not confirm this. In fact, he indicated he is strongly opposed to any additional traffic coming on to Lincoln from any properties north of those that front on Lincoln. Please refer to Dr. Miller's attached letter. I have since advised the applicant, David Scarmardo, of Dr. Miller's opposition. Due to Dr. Miller's call last Friday, March 10th, I did some additional research on the previous zoning case involving this property. As you know, the pattern of development along Lincoln has been a single row of individual homes fronting Lincoln with any higher density development north being required to access only University Drive. In fact this particular tract presently has a condition for an impenetrable wall to be along the zone line between the R-1A single family on Lincoln and the R-4 to the north. However, in 1995 there was a very important decision made regarding zoning on this tract of land. The P&Z and Council rezoned this R-4 tract to R-1A in order for it to be consolidated with the R-1A along Lincoln, with the following condition: The wall that was to separate the R-1A along Lincoln from the R-4 behind shall be moved northward to separate the new R-1A (rezoned from R-4) from the office%ommercial to the north. This was never finalized because of a development agreement that was never executed. But this decision did allow for some additional traffic from development behind the R-1A fronting Lincoln to access directly to Lincoln. In 1995 Mr. Miller and others opposed this relocation of the wall but the rezoning was granted due to the lessening of the density on what was the R-4 tract. This "still zoned" R-4 tract is sandwiched between the single family on Lincoln and commercial to the north. If this tract were to develop at multi-family densities, access should be limited to University Drive. This was clearly stated in the 1995 rezoning case when the Commissioner making the motion stated" ...through traffic should not be allowed from Lincoln Avenue to the intense commercial and multi-family uses [to the north]." Please refer to the attached P&Z minutes of 2-2-95. The question before you today is whether there is a residential district that can be placed on this R-4 tract whose density is such that it is appropriate for access to be taken to Lincoln rather than through a commercial development to University Drive. In 1995 the decision was that it would be appropriate for R-1A. This PDD-H is proposing an overall density of 8 dwelling units per acre, which is less than the 10 units per acre, allowed in R-1A. In reality, because of R-1A lot size requirements, the number of units that could be placed on this property under R-1A zoning would be somewhat less than with this PDD-H proposal. Lincoln is a major collector on the thoroughfare plan and is designed to carry 5,000 to 10,000 vehicles per day. This proposal would add approximately 280 trips per day to Lincoln (60 from the single-family lots and 220 from the duplex/triplex units). The last counts done in 1996 show an average daily total of 5,446 northbound trips and 7,114 southbound trips along this section of Lincoln. This PDD-H proposal will increase this by roughly 4.5 percent. Attachments: Letter from Dr. Miller P&Z Minutes of 2-2-95 906 MUNSON AVENUE COLLEGE STATION, TX 77840 MARCH 10, 2000 Planning and zoning Commission City of College Station College Station, TX 77842-3570 Dear Commissioners: This letter is in response to a letter dated March 3, 2000 from Ms. Jane Kee, City Planner for the City. Both letters regard a rezoning request from Sahara Realty Group for the creation of a PDD-H along Lincoln at the intersection with Munson. Contrary to the impression the Sahara representatives and/or principles David Scarmardo and Stuart Kling may have received following their meeting with my wife and me in early January in Mr. Kling's Bryan offices, and in specific agreement with what I told Mr. Kling on the evening--I believe--of February 16, we are against the rezoning request. Even though the Sahara proposal is worthy when considered in isolation, in the concrete present case it is unacceptable. Its approval would add the traffic and general congestion of twenty- three (23) three-bedroom, three baths units to this area. The twenty-three units represent, of course, the additional units that would become--according to the plans shown us by the Sahara Realty Group--part of this neighborhood by revoking the City ordinance which calls for the walled-separation of the R-1A Single Family Residential zone along Lincoln from the R-4 Apartment Low Density and the C-B area to the north of the wall, with access from University Drive. What we knew and expected in March, 1989, when we purchased our home and 3.93 acres on the SW corner of Munson and Lincoln, was that there would be patio homes constructed along Lincoln, across from our property, similar to those already then existing on the NE corner of Lincoln and Tarrow; and, per city ordinance, that those patio homes would be separated from any development to the north by a wall. We hope and expect the City to fulfill its oversight of zoning and rezoning matters by rejecting the rezoning request in question. Thank you for your consideration in this matter. Sincerely, a- qlm 4 Stephen Miller ATTENTION!! Neighbors, please try and attend the Planning and Zoning Commission Meeting this Thursday, March 16, at 7 pm in the City of College Station Council Chambers. The item under discussion is the first on the regular agenda, thus should come up close to 7 pm. Under discussion will be a re-zoning proposal which will SUBSTANTIALLY increase traffic along Munson and Ashburn Streets. The proposal looks good ON PAPER because it appears to reduce residential density at the north end of Munson and Ashburn. Currently this is zoned as a strip of R1A (town homes) behind which is zoned R4 apartments. The plan is to change the R1A and R4 to PDD-H as a single unit. This would continue the town home strip but replace the R4 apartments with duplex and triplex accommodation. Of itself this would not be of concern but in the current zoning configuration the apartments would HAVE to exit onto University Drive and in the re-zoning the duplex and triplex accommodation,wo_ul0 exit onto Lincoln. This would add substantially to the traffic load on Munson and Ashburn. The plat shows six patio homes fronting on Lincoln (like those to the east and west of the proposed rezoning). Behind the patio homes the rezoning would allow twenty-two units comprising five two-storey duplex units and four two-storey triplex units each with three bedrooms and three baths. These are most likely to end up as accommodations rented by students. A three bedroom unit may be rented to four unrelated adults, which means, almost invariably, four vehicles (sometimes more). Twenty-two times four means eighty-eight more vehicles on streets already carrying well over their design goal. As we are all well aware, student use of streets also tends to be intense in the late evening and early morning hours. In their presentation to the Planning and Zoning Commission the developers note that they discussed this with Steve Miller and myself and that"it is our understanding that all major issues have been resolved to the satisfaction of the neighborhood." Steve has written to the Planning and Zoning Commission indicating that the developers have misrepresented him and that he indicated his opposition to the rezoning on February 16. My initial positive reaction to the rezoning was based on the belief that we would be trading an R4 area exiting onto Lincoln for a lower density duplex and triplex area. I was not, at the time, clear that the R4 area could exit only to University. I cannot support the rezoning. A further problem is that the area immediately east of the proposed rezoning has a similar zoning pattern--R1A with R4 behind, exiting to University. In this case the town home section is already developed and the R4 zone is not. A rezoning in the current case would be an all too obvious precedent to rezone the area to the east in similar fashion. The area west of the proposed rezoning is currently R1, but approved intensification of land use to the east would be an obvious precedent for intensification to the west. Peter J. Hugill President College Woodlands Neighborhood Association 1112 Marsteller Avenue College Station, TX 77840 March 15, 2000 Planning and Zoning Commission City of College Station College Station TX 77840 Members: We understand you are considering a request for rezoning parcels of land near the intersection of University Drive and Lincoln, We ask that you reject this request. We are told that the rezoning will have multiple family dwellings pouring their traffic out onto Lincoln. Many of us in the College Hills area are concerned that this would lead to increased traffic on Munson, Francis, and Ashburn. We ask that the city respect the quality of life in our neighborhood. To that end, in-fill developments should best be done at the lowest population density possible, namely single family homes. The successful neighborhoods that have sprouted around Scott and White indicate that this is possible. We believe it is also responsible. i ely, Orman L. Guinasso, Jr. Linda L. Guinasso 03/17/00 09:30 %T409 846 8252 KLING ENGR ~ COCS VOLK/MORGAN 4 001 KLILNG ENGE1Lr.1NG & SURVEYING 4103 Texas Ave., Suite 212 Bryan, TX 77802 ♦Phone: (409)846-6212 ♦Fax: (409)846-8252 ♦Email: kling@mail.tca.net FAX COVER SHEET DATE: Nirc)eN `ZI ZOOM Please deliver the following pages to: NAME: e. FIRM: FAX NUMBER: FROM: 5~ I QW" C.k 1j 'i We are transmitting Z page(s), including this cover letter from our fax number listed above. If any pages are missing or incomplete, please contact sender: Regarding: ~h~ rye \\3u\ c~1 1 e- r V'K-1Q01A\f-\CA ON --N cs-s~,e S r~~ ~k~_ o~~c \Le ~ ~ ~~,r_ r ezc•,n r► C1a t 1 1~-~~ ~ ~ h [ ~c~ec~ Ze-z c j`n=C. 11cx)p rix + 1 ~e P1s \ r~ scc>.~z. P1 c~.v~ u+-A- \o\& \-,ex• -1 c-w\A r,_ 6a c ~ ~Cyt^1D_ c tv-~ G. ~12~Y~~1C1(~S T_ C O'J\A oe Ike nA-e- \~e.F, . ~,s ~bC~n\\f~ ~\~P x v m zLY~\YYn 1~ , 1' ~U~ J~k ~~W kJ I[ LING ENGINEERING & SURVEYING (Consulting Engineers • band Surveyors 4103 Texas Avenue, Suite 212 Post Ofrice Box 4234 Bryan, Texas 77802 Bryan, Texas 77805 Telephone 979/846.6212 Fax 979/846-8252 B.J. Kling, P.E., R.P.L.S. S.M. Kling, R.P.L.S. February 23, 2000 TO: Planning & Zoning Commission FROM: S. M. Kling/~ RE: Purpose Statement for Lot 7, Hent n-Lincoln Subdivision This project will consist of two different land uses, the front 120' will be similar to R1A zoning and the rear 210' will be similar to R2 zoning. R1A - There will be six single family residences having rear access. The front will be landscaped with larger than normal trees and shrubs to create a more mature look. This is in an effort to blend into the older existing neighborhood to the southeast. The single family residences will be single story with approximately 1750 square feet. R2 - There will be 22 units comprised of five duplex buildings and four triplex buildings. These will be two story with each unit having approximately 1550 square feet. The project will have one curb cut on Lincoln located at the south corner. A 30' private access easement will provide access and circulation through the project. Three parking spaces will be provided for each unit, with 30 extra parking spaces provided to reduce or eliminate on- street parking. Neighborhood concerns: During the design process, two key people were contacted to receive comments and concerns about the proposed project. Those people were Dr. Stephen Miller and wife, and Dr. Peter Hugill. Each expressed appreciation for continuing the single residence theme along Lincoln and for reducing the curb cuts onto Lincoln to one and for designing single family residence elevations which were intended to minimize the view of the multi-family project from Lincoln. It is our understanding that all major issues have been resolved to the satisfaction of the neighborhood. Sanitation/Fire: The design has been coordinated with the sanitation department as to accessibility, container size and location. The design is consistent with the standards and specifications for fire access. In summary, David Scarmardo is the developer of this project and it is his intent for this project to be an asset to the neighborhood and community much like the Grand Oaks project. lK3JIPl J. j f 0a4Aa~ d~~f wrn~~ 6 ~ Q B~+...6Ea e .het ll~ MA~ U 0 4,4e MZC-->t Lott" U ;j r I L, IN ~ I II, c r F ,t ) I • it s I 1,rer, ~''1* ° P t c r} ~ ~~t ! ' ~ Iii _ . _ u L `.ice ~ , ~~1 t r i _ r 171 I I L t/ Alo '5r- I --(o Lincc~n l~C?vl l`JC~o``~y~ l uv ~'~C~QrI ~~tC~ 01-1, &A, :JC%~-Gt-<~ AA 11 n 5 47 lot& f Jim Caiiaway - Re: Henton-Lincoln rezoning Page 1 From: Lynn Mcllhaney To: Shawn B. Carlson Date: 4/13/00 11:20AM Subject: Re: Henton-Lincoln rezoning Shawn: Thank you for taking the time to write. I know that the council will listen to the concerns of the neighborhood, as well as, the property owner as they address this issue. Lynn Mcllhaney "Shawn B. Carlson" <scarlson@tca.net> 04/12/00 10:45AM Dear Mayor Mcllhaney and Council Members, After listening to a brief newscast on KBTX last night and reading this morning's Eagle, I am concerned that this community is, once again, going to be mislead about Munson Avenue residents' concerns for their neighborhood. The current opposition to the Henton-Lincoln rezoning is to the proposed curb cut on Lincoln--NOT the development. The current zoning calls for the multi-family housing to exit to University whereas the proposed rezoning calls for a curb cut with the multi-family housing and commercial business traffic exiting to Lincoln and, subsequently, to Ashburn and Munson Avenues. The Planning and Zoning Commission failed to recognize this significant change in their decision to approve this plan last month. I am writing in opposition to the proposed rezoning but also to remind you that traffic concerns remain a serious threat not just to this neighborhood, but to all neighborhoods surrounding the university. There are few communities of this size that have a population of 40,000+ students in their midst. The daily grievances that residents in these neighborhoods endure prevent them from enjoying the same quality of life as the rest of the community. Shawn Carlson 1031 Rose Circle 694-1522 Shawn B. Carlson, Ph.D. Historic Sites Research P.O. Box 2207 College Station, TX 77841 Tel/Fax 409/694-1522 CC: COUNCIL