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HomeMy WebLinkAboutMINUTES MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS December 11, 2003 8. Public hearing, discussion, and possible action on a Variance Request to Section 8 -G.6 of the Subdivision Regulations concerning minimum turnaround dimensions of cul -de -sacs; a Variance Request to Section 12 -1.4 concerning street jogs; and, a Preliminary Plat for The Glade Section 12 consisting of 17 lots on 3.03 acres generally located off of Southwest Parkway across from Southwood Drive. (03 -218) This item was pulled from the agenda by the applicant. a,60.- tu .liit,bt,/, - azi3O 7 - (";>;;/--- W/-.-% _ , • PLANNING & ZONING COMM ISSION GUEST REGISTER MEETING DA ` / ,,,2/S1 NAME ADDRESS 1. `` a it E �GC y r e,7 302 By‘/Oe,15 P1 G t'C Fr1 V /i /e I A 2. .. I i ` ' .�y fr ,�f re/ ,S� c Z 3 L��� �o S PC C0( s'4/� ` 3. i 4,04i 0--c 114.n U- 4. 4.k. .1w4/i LJi.�C l atc o es 7 S" q 7 S . . L , _ _ / kO S —7) k -e- f0 Vi i. � .,.r A..._.. 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Public hearing, discussion, and possible action on a of 17 Preliminary Plat for The Glade ection nsisting Southwest lots on 3.03 acres ge nera y Parkway across from Southwood Drive. (03 -218) Staff Planner Reeves presented the Staff Report. She recommended approval of the Preliminary Plat as submitted; explaining that the plat consists of 17 lots on 3.03 acres zoned R -1 Single Family Residential. She pointed out that developed single family is to the west ad of single of subject fill development that the plat is in preparation 9 o family Ms. Reeves added that the plat is in compliance with the Land Use Plan and that the final plat will come before the Commission for approval in the near future. Commissioner Trapani clarified that the plat meets all the requirements. Chairman Shafer opened the public hearing. The following spoke in opposition to the Preliminary Plat: 1) Joy Lynn Lucas Skach, 1722 Laura Lane: • Traffic concerns • Number of homes being built • Number of additional vehicles • Southwood should continue straight • Street is not wide enough to accommodate street parking for the expected additional vehicles • Requested a traffic study 2) Claude Gibson, 1603 Laura Lane: • Safety concerns regarding pedestrians • Hazardous intersection • Neighborhood integrity jeopardized • Discourages families • 3) Cindy Kovar • Discourages families and encourages students • Noise pollution • Fewer houses, larger yards • Good mix of families • Excessive number of additional vehicles 4) Peter Gray, 1703 Glade: • Traffic congestion • Homes being planned are not comparable to those existing in the neighborhood which will impact the neighborhood • Requested a study 5) Wayne Smith 1303 Glade: • Traffic concerns • Concern regarding narrow cul -de -sac 6) Glen Phillips, 1704 Glade: • Lower standards compared to past plans • Applicant has never contacted or spoken with the residents • Questions the process of past and recent plans Staff Planner Reeves addressed the concerns, explaining that there were previously two variances requested. One to Section 8 -G.6 of the Subdivision Regulations concerning minimum turnaround dimensions of cul -de -sacs and the other variance request was to Section 12 -I.4 concerning street jogs. Since the first submittal, these two requests have been retracted and are no longer needed. Stewart Kling, Stewart Kling Engineering, clarified that the applicant withdrew the two previous variance requests and made changes to the design of the project which now meets the City's preliminary plat requirements. The first change to the design was with the configuration of the minimum turnaround dimensions of the cul -de -sac. The new proposal exceeds the requirements of a cul -de -sac turnaround. The second change was in regards to the distance between Southwood and the entrance to Limestone. The lots have been redesigned in order to create a street jog that is greater than the 125 feet minimum requirement. Therefore, neither of the previous variance requests are needed. Commissioner White clarified the reconfiguration of the cul -de- sac. Mr. Kling confirmed that the cul -de -sac turnaround is now larger than a standard cul -de -sac. Commissioner Davis, referring to the width of the proposed street, asked if an emergency vehicle would have adequate space if there were parking on both sides of the street. Mr. Kling replied that there would not. Chairman Scott reiterated that with the new met. the project, all of the preliminary plat requirements have Development Services Directory Templin stated that ITE, the Institute of Traffic Engineers, estimates approximately 10 vehicle trips a day per single family home. He added that at this stage of the process, the home designs are not known. However, there is an unconfirmed rumor that the homes will not have garages. Mr. Templin stated that the City does not require a single family home to have a garage. Commissioner Davis, in an attempt to clarify the issues, stated that part of the process is what the Commission can and ca The do and what the requirements are for a preliminary plat. concerns and the issues are still generated by safety, congestion and traffic. He asked if it is an appropriate option for the Commission to require street parking only on one side of the street. Development Services Director Templin stated that it is not an option for the Commission but is available to the City Council through an amendment to the Traffic Code. Transportation Planner Fogle stated that the City's Traffic Management Team addresses, on a case by case basis, any situation with a street where there is a concern about emergency vehicles not being able to make it through to the neighborhood due to parking problems. He confirmed the estimated 10 trips per day per single family dwelling unit by ITE, as stated earlier by Development Services Director Templin. In calculating the estimated trips per day for the 17 planned dwelling units, Mr. Fogle stated that the increase in traffic for Southwest Parkway would be insignificant, adding that Southwest Parkway is designed to carry 10 -20 thousand vehicles a day. He estimated that it is currently carrying about 15 thousand a day. Therefore, there would not be a major overall impact in traffic on Southwest Parkway. In regards to the driveway separation, Mr. Fogle explained that the City looks at three different criteria for driveway spacing; spacing between driveways, street separation between streets where a minimum 275 feet is required, and at opposite right and opposite left spacing. Mr. Fogle briefly explained the opposite right and opposite left spacing. Sally Coble, 1805 Bee Creek, stated that because the proposed project would have a much higher density than t would t not the surrounding area the neighborhood integrity maintained. She added that there were still concerns regarding traffic at the intersections on Southwest Parkway. Glen Phillips, 1704 Glade, interjected that because the proposed project is for the building of smaller homes on smaller lots without garages, the property values of the existing homes in the area would be impacted. Peter Gray, 1703 Glade, echoed Mr. Phillips's statements, saying that the proposed development is out of nature with the rest of the community. In addition, he pointed out that the traffic would not be so much of an increase but that by adding another intersection the City would be adding to the complexity of the already existing and risky maneuvering of traffic in that area. Karen Belter, 1022 Puryear, stated that she expressed these same concerns to the City Council at their meeting last week, asking the City Council to amend or enact a rule that suggests that garages be a component of any new single family home that is being constructed. She also suggested that family housing have a minimum green space and back yard size. She pointed out that the UDO (Unified Development Ordinances) has a section that supports the intent and design in terms of residential developments and also talks about the intent being to protect /buffer residential communities from other developments that are not in the same design. Glenn Thomas, 1110 Twelfth Man, pointed out a similar development off Welsh near the Mormon Church. He suggested a PDDH zoning. Commissioner Davis explained that the proposed project is working with a current zoning and that this is a preliminary plat issue rather than a rezoning issue. Commissioner White asked if the developer had met with the residents to discuss the proposed development. The residents answered with a resounding no. Peter Gray, 1703 Glade, stated that the assumption is that these will be single family homes. However, the size and design is not for families on a long -term basis. Chairman Shafer closed the public hearing. Commissioner Trapani motioned to approve the preliminary plat for discussion purposes. Commissioner Reynolds seconded the motion. Commissioner Trapani explained that the duty of the Planning and Zoning Commission in regards to a preliminary plat is strictly administrative. He admonished the developer for not meeting with the residents to listen to and address the issues and concerns. Further, Commissioner to look at the ssuest have been Commission can direct Staff but explained that the Commission does not have the authority to take action on them o a s it added that though the purview of authority to do Commission may agree with the residents regarding the expressed concerns, the standards are set and have reportedly been met and therefore, the Commission is charged with and obligated to approve the plat since it meets all the current development requirements. The Commission has no discretion to do otherwise. In closing, Commissioner Trapani stated that the Commission would ask the City Council to explore this situation and the issues that were raised. Commissioner White concurred with Commissioner Trapani's statements. For the record, Commissioner White stated that he opposes the project and is troubled in understanding how this development would enhance the integrity of the neighborhood. Commissioner Davis also concurred, agreeing that infill is needed but opposes the proposed project, stating that the lots should be larger than is proposed. He encouraged the City Council to look further at infill projects regarding grandfathered zoning situations and to design a mechanism for addressing such situations in the future. Commissioner Reynolds reiterated the importance that the City Council addresses the parking and emergency vehicle issues. Commissioner Hall stated that he views this project as a safety issue regarding emergency vehicles. He stated that the project should be reviewed for better alignment and to also address issues and safety concerns relating to signalization that is currently there before approving the plat. He questioned if this is the best use of the property for long term as it is presented. Commissioner Davis asked if the item could be tabled. Development Services Director Templin explained that there is a 30 day rule under State law and that the plat will automatically be approved prior to the next Commission meeting date. Chairman Shafer stated that he agrees with all the comments made by the Commission but explained that the plat meets the minimum standards and the Commission is obligated to approve this preliminary Plat in its current state. Chairman Shafer called the question. FOR: None. AGAINST: Shafer, White, Trapani, Hall, Reynolds and Davis. ABSENT: Williams. The motion to approve failed by a vote of 6 -0. Commissioner Hall motioned to deny the preliminary plat. Commissioner White seconded the motion. Commissioner Trapani questioned legal counsel regarding health, safety and welfare. He asked if this rule would apply to this preliminary plat request. Assistant City Attorney Nemcik asked the Commission if they were saying that the alignment of the street is considered unsafe and wants Staff to review it again. Commissioner Davis said that based upon the proposed density and the issue of traffic coming down Southwest Parkway, being also near an elementary school is a safety issue. Assistant City Attorney Nemcik affirmed that if the Commission has a specific issue, such as the alignment of the street, they could, at the preliminary plat stage, deny the plat and ask that the realignment issue be reconsidered. She added that the developer could choose to leave the proposed alignment as is and bring the item back for final plat consideration. Commissioner Hall added that his motion to deny was to include that the preliminary plat be denied based upon a concern of the alignment of the entrance to the proposed subdivision as it relates to Southwest Parkway and Southwood Drive. Commissioner White seconded the amended motion. Chairman Shafer confirmed that the alignment should be reviewed and suggested the alignment to be directly across from Southwood as a better possibility. In addition to the alignment issue, Commissioner Hall stated that a signal light costs approximately $125,000 - $150,000 and to add another street on an already heavily trafficked intersection would be costly to the taxpayers of this community. He suggested that a developer should work within the boundaries of the investments made by the taxpayers in the signalization of the City's thoroughfares. This is a reasonable request. He closed by stating that he does not believe that this plat has offered enough information to justify a vote of confidence. Chairman Shafer called the question. The motion to deny, based upon a concern of the alignment of the entrance to the proposed subdivision as it relates to Southwest Parkway and Southwood Drive carried by a vote of 6 -0. FOR: Shafer, Davis, Williams, Trapani, Reynolds, White and Hall. AGAINST: None. ABSENT: Williams. The Commission encouraged the developer to meet with the residents.