HomeMy WebLinkAbout03/29/1989 - Minutes - Planning & Zoning CommissionMINUTES
• CITY OF COLLEGE STATION, TEXAS
Planning and Zoning Commission Workshop
Wednesday, March 29, 1989
7:00 p.m.
MEMBERS PRESENT: Chairman Sawtelle, Members Dresser, Esmond,
Moore, Michel 8: Colson
MEMBERS ABSENT: Member Davis
STAFF PRESENT: City Planner Gallaway, City Engineer Pullen,
Senior Planner Kee and Planning Technician Volk
AGENDA ITEM N0. 1: Continued review of Land Use Flan,
Development Policies/Standards and Thoroughfare Plan for update
of Coaprehensive Plan.
City Planner Gallaway reported the changes made by staff following the lasi~ workshop,
which included changing the land use plan to reflect the transitional buffer areas,
reducing the amount of industrial land in the far south end of the city to better
reflect the probable needs of the city, reducing the amount of commercial ,land
located at the intersections of the highway interchanges, adding a very small,
neighborhood-type commercial area at the interchange of FM2818/Emerald Pkwy & SH6,
extending the office commercial. northward to the public/institutional use along that
same area, and changing the area along FM2818 at FM60 to reflect the existing
• commercial zoning, adding the transitional area and reflecting more commercial land
at the interchange of Hwy 47 and FM 60.
Mr. Dresser asked if the industrial area was continued further to the south along the
west side of Wellborn Road and Mr. Callaway replied that it was, but pointed out that
if the much discussed railroad relocation project ever materializes, the heavy
industrial designation should probably be changed. Mr. Dresser said that ;perhaps
this is a good time to identify areas cahich should have future studies, citing that
specific location as a good example because heavy industry would appear to be
incompatible with the proposed railroad location future planning. Mr. Gallaway
agreed, stating certain areas could be referenced in the Land Use Section as a
"special concern sector" or something of that nature. He went on to explain that the
large heavy industrial area was proposed by the consultants for uses which perhaps
would not be desirable in other industrial areas. Mr. Dresser said that if it is for
heavy industry, those types of industries would need access to Highway 6, and he does
not see any good access at this location. He went on to say that he does :not se an
immediate problem with this designation, but he does think it should be considered
for a special study in the future.
Mr. Moore said also that consideration should be given to whether or not the city
actually wants a "dirty" type industry which would need access to the railroad. If
the decision is finally made that it does not caant to attract that type industry,
then the area should be deleted from a proposed land use plan.
Mr. Callaway said that perhaps the area along Wellborn Road designated for heavy
industrial uses should be reduced in size, but added that a more detailed study could
• take place following this particular updating of the comprehensive plan, because he
sees the process of updating the plan as a continuous, ongoing process, which is
never "complete", but should be changed with a certain amount of regularity to
reflect actual changes, and those deemed to be appropriate and desirous in the
• future.
Mr. Dresser asked hoca difficult it would be to add street lines reflecting those
streets which have been final platted, with something else to reflect those' which
have been included on preliminary plats, and still something else to reflect some
future street in a general location at an unspecified time. Mr. Callaway stated that
would not be a problem.
The consensus of the Commission was at this time that the Future Land Use Flan as
submitted by the staff far consideration at this meeting should be forwarded to the
Council with a recommendation for approval.
Mr. Callaway then briefly reviewed the section of the update referred to a "Policies,
Standards and Guidelines for Plan Implementation", and stated that mast of this has
been presented to the Commission at an earlier date, but since that time si:aff has
grouped together portions found in the original Plan 2000 so it is easier 1;o use, and
has also added what was understood to be changes directed by the Commission in
earlier discussions. He also explained that the subsection called "Method: of
Implementation" is an explanation of the tool by which enforcement can be
administered, i.e., ordinances or codes in some cases, or in other instance's, a
policy, goal or objective is referenced.
Mrs. Kee then pointed out how the transitional buffering areas were incorporated into
this section.
Mr. Moore asked for some clarification of the paragraph on page 5 which refers to the
• use of a transitional buffering area used for separation between high intensity uses
and low intensity residential uses (3rd paragraph from bottom of page}, and Mrs.
Sawtelle stated the sentence is too long and should be broken into 2 shorter
sentences, making use of the word "overlap" to explain that there actually is no
"buffering area" between the 2 uses, but that they abut, or "overlap".
Mr. Esmond referred to page 6 where the term "strip commercial" is used, aid asked if
some other type of descriptive language could be used instead, and Mr. Callaway
explained that is accepted planning terminology used to describe certain types} of
commercial development. Mr. Moore referred to the 4th paragraph on that page and
pointed out the term "points" seemed to be missing in the phrase..."Access (points)
to thoroughfares and arterial streets for commercial projects...". He stated the
aim is to control access points, not to control access, with the goal being; to
reduce mixing vehicular and pedestrian traffic to create a more smooth flow of
traffic.
Mr. Michel asked if there is a way to mark some areas cahich appear to be potential
"strip areas", i.e., where the "domino zoning affect" has begun. He sugge:~ted
perhaps showing the areas along SH 6 which have been identified as areas f<~r
requiring very close scrutiny because there is potential for "strip development".
Mr. Callaway stated that Mr. Michel has a valid point because he is addres:~ing the
"real" application for zoning. He went on to say that the Land Use Plan i.a a
"position" which must be considered and reconsidered all the time, and the problem
areas need to be addressed and perhaps they should be identified and reported on
regularly. Mrs. Sawtelle suggested perhaps an annual update which closely follows
• the appointment of new commissioners. She referred to the report staff submitted
covering "spot zoning" which helped define that term, and suggested that could be
done for "strip development" also.
P&Z Plan 2000 Update Workshop 3-29-$9 Page 2
• Mr. Dresser asked if certain specific areas could be required to be developed as a
certain size with any success. He also asked if those areas could somehow be defined
in a document. Mr. Gallaway said that perhaps certain areas should be targeted and
included, and explained that had been done in the section on Wolf Pen Creek.
Mr. Dresser said that perhaps "undesirable situations" should be defined, ~md should
include examples of things to avoid. He wondered if this could be included in the
implementation section. Mr. Esmond said that he would like the document to be as
specific and clear cut as possible, i.e., to include tight guidelines. Mr. Callaway
can that certain "things" can be listed as being undesirable and to be avoided
without specifically referring to a particular piece of property.
Mr. Moore stated that he would like to see stronger language regarding the limiting
of annexation and utility services to growth areas, with specific referencE~ to
"infill". Mr. Callaway said that would be more difficult to address than t:hat of the
adversities of strip development because the roadways and utilities are in place far
to the south of the "developed area" of the city, and he does not think the' city
could deny development in that area at this time.
Mr. Dresser stated that perhaps a glossary or list of definitions is needed,
especially for the terms "major arterials", "minor arterials", "arterial si;reets"
"major thoroughfares", "traffic arteries", "collector", "residential street;", and any
other description of a type of street. Mr. Callaway stated there is no glossary or
list of definitions, but he agreed that some type of clarification is needed. Mr.
Dresser said the terms used on the Transportation Map should certainly be cjefined.
• A suggestion that the word '.and" should be added to the 6th paragraph on pFige 6, so
the sentence should read, ."Sites should have easy access to major arterials, and
be far enough...".
General abbreviated discussion followed covering the subsequent sections of the
document until the Commission reached the goal "Community Appearance" on ps3ge 21.
Mr. Callaway stated that this caould be the time to point out any desired active
code enforcement. After additional discussion, it was decided to define
"administer" as a reaction type enforcement and "enforce" as a proactive t~,Tpe of
enforcement. Then staff was directed to change the language under the "methods
of implementation" of this section from "Maintain and administer" to
"Administer...". The Commission also agreed that signage and landscaping
requirements should be "enforced" in commercial areas because the appearance of
commercial areas is so very important in attracting new businesses to this
location. Additionally, they requested enforcement on a complaint basis, or
"Administration" regarding weeds, junk cars, landscaping in areas other than
commercial, etc.
Mr. Callaway and Mr. Pullen then presented the Thoroughfare and Transportation
Improvement Plan as prepared by the Traffic Engineering Section and revised by the
Planning Division.
Mr. Esmond observed that there does not agpear to be enough "yellow", or "major
arterials" in the southern portion of the planning area.
Staff was directed to show Dominik as a "collector" rather than a "minor arterial"
• especially in the area or the cul-de-sac at the Bypass.
It was pointed out by the Commissioners that Rock Prairie Road was shown as both a
P&Z Plan 2000 Update Workshop 3-2g-8g Page 3
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"major arterial" {yellow) and a "minor arterial" {blue}, and the suggestion was made
that it should either be one or the other.
The location of the interchange of the proposed Hwy 47 at FM 6Q was discussed, with
no decision being reached due to incomplete information regarding the plan: of the
highway department.
After additional general discussion staff was directed to go forward with this plan
as part of this update, but to make revisions to it later following proper analysis.
AGENDA ITEM N0. 2: Adjourn.
Chairman Sawtelle declared the meeting adjourned when no additional discussion,
comments or direction was forthcoming. Staff stated they would be placing the
revision (as directed by the Commission} to the comprehensive plan on a council
agenda at the council's discretion, and would inform the Commissioners of the date
chosen.
P&Z Plan 2000 Update Workshop
3-29-89
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