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HomeMy WebLinkAbout08/20/1992 - Minutes - Planning & Zoning Commissionr • MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS August 20, 1992 7:00 P.M. MEMBERS PRESENT: Commissioners Hall, Gribou, Herring, Lane, Smith and Mariott. MEMBERS ABSENT: Chairperson Hawthorne. STAFF PRESENT: City Planner Callaway, Planning Technician Thomas, Staff Planner Kuenzel, Assistant to the City Engineer Morgan, City Engineer Pullen, and Development Coordinator Volk. AGENDA ITEM NO. 1: Approval of minutes from the meeting of August 6, 1992. Commissioner Mariott moved to approve the minutes from the meeting of August 6, 1992 as written. Commissioner Lane seconded the motion which passed unopposed (6 - 0). • AGENDA ITEM NO. 2: Public hearing to consider a conditional use permit request by Vanessa Mancill to operate an in home day care facility at 808 Val Verde Court. (9 -711) Staff Planner Kuenzel presented the staff report. The Zoning Ordinance defines child care as a facility where seven or more children receive care. Therefore, any home where six or less children (not counting the children within the family) receive care is allowable without a conditional use permit. The applicant would like to increase the allowable number from eight children (two of her own plus six others) to twelve children. Twenty-eight surrounding property owners were notified with three inquiries and two calls concerned with the clutter and increase in traffic. Commissioner Hall opened the public hearing. Applicant Vanessa Mancill approached the Commission and stated that she has been in the in home child care business for 4 1/2 years. She has never received complaints from parents or neighbors about the operation of her business especially with regard to clutter. There are highly organized and planned activities for the children at all times. The facility is a very organized operation and closely supervised by herself and one staff member. Ms. Mancill submitted a listing of the children currently attending the facility in Bryan including their drop-off and pick-up times. In general, the increase in the traffic would not be a problem and hardly noticeable due to the staggered times of arrivals and departures. Ms. Mancill stated that it is not common that more than one parent is there at any one time. She concluded that she will inform the parents of neighborhood concerns and work with both parties to resolve any problems that may arise. • Kathy Hudgens of 1210 Walton approached the Commission and stated that she operates a group day care in her home. She stated that in home day care facilities are an asset to College Station and the City should encourage such businesses. Ms. Hudgens stated that neighbors seem to be concerned about these facilities initially; however, once they are in operation, there are almost always little or no problems. She stated that Ms. Mancill is able to care for eight children without obtaining a conditional use permit; the request is only • for four additional children. Because of the four additional children, the state classifies this facility as a licensed home which has additional regulations including inspections from the state. The extra four children would ensure a safer environment due to the additional restrictions. Donna Hash, the parent of two children cared for by Vanessa Mancill, approached the Commission and stated that in the three years her children were in the care of Ms. Mancill, there was never any clutter inside or outside her home. Daily activities were highly organized and the children were outside a maximum of 2 hours per day. Ms. Hash stated that months would go by when she would not see the other parents because of the staggered drop-off and pick-up times. She stated that the facility in Bryan is located on a dead end street, contained twelve children and there was never a problem with traffic. Ms. Hash added that Ms. Mancill's in home day care facility would be a benefit to any area and Ms. Mancill would work with the neighbors on problems that may arise as a result of the center. Lou Kavassos, a staff member of the in-home day care center approached the Commission and stated that she has worked for Ms. Mancill approximately one week. She stated that she has not seen a problem with congested traffic and she has not seen a time when more than one parent was at the center at one time. Ms. Kavassos stated that Ms. Mancill is very professional and organized and her facility would be a benefit to the neighborhood. Charlotte Wilmer of 813 Val Verde approached the Commission and spoke in opposition to the proposed conditional use permit request. She stated that she is concerned with the increased traffic to the neighborhood especially because this property is located on a cul-de- sac. Ms. Wilmer submitted a letter of concern from Ms. Rogers of 812 Val Verde who could not attend the meeting. There are many young children that live along Val Verde and • there is a concern that one may get hit by a car. Many of the residents leave around 7:30 a.m.; the same time that many of the children will be dropped-off at the Mancill's home. Paul Wilmer of 813 Val Verde approached the Commission and stated that he and his wife purchased this home primarily because of the its location in a quiet neighborhood. He expressed concern that a business is being allowed to operate in this entirely residential area. Commissioner Hall closed the public hearing. Commissioner Lane stated that because this is a small facility and the same parents will be travelling in the area everyday; the traffic situation is more controllable. Commissioner Herring moved to approve a conditional use permit request by Vanessa Mancill to operate an in home day care facility at 808 Val Verde Court. Commissioner Lane seconded the motion which passed unopposed (5 - 1 - 0); Commissioner Hall abstained. AGENDA ITEM NO. 3: Consideration of a preliminary plat for Stonehedge Subdivision contained within the extra territorial JJurisdiction of the City and located at the intersection of Sandstone Drive and Indian Trail. (92-308) City Planner Callaway presented the staff report. Although the subject lots have City water and sewer services available, staff recommends, in line with Council's policy regarding service to extra territorial jurisdiction properties, that service not be given without either a request for annexation or written indication that annexation will not be opposed. The applicant and • buyers of these lots have no problem with the condition. With resolution of the utility issue, staff recommended approval of the plat. P & Z Minutes August Z0, 1992 Page 2 • Commissioner Gribou recommend approval of the preliminary plat for Stonehedge Subdivision located in the extra territorial jurisdiction of the City with staff recommendations pertaining to utility services. Commissioner Mariott seconded the motion which passed unopposed (6 - 0). AGENDA ITEM NO. 4: Review of the proposed Capital Improvements Plan and Maximum Impact Fee for Sanitary Sewer Service Area "92-O1" and make comments to be filed as written comments five days prior to the public hearing on the said Capital Improvements Plan scheduled for August 27, 1992 before the City Council (92-809) City Engineer Pullen presented the Capital Improvements Plan and Land Use Assumptions for sanitary sewer service area 92-01 which covers approximately 530 acres near Graham Road, Rock Prairie Road and Wellborn Road. The Land Use Assumptions for the service area project is mostly low density residential with commercial/industrial uses in the area. It is projected that about 79% of the area will develop in the next ten years and the remainder within the following ten years. Public improvements are proposed to be constructed in three phases. Phase I will serve the properties along Graham Road and the Van Riet property. Phase II will serve some of the Van Riet property and connect the existing lift station with a 12" pipe, with only half of the cost of this phase proposed for impact fee considerations because one half of the capacity of that 12" pipe will serve the existing, rather than new or proposed, development. Phase III will provide service to property along the south side of Graham Road. Staff recommended adoption of the Capital Improvement Plan and implementation of a maximum impact fee per residential unit of $152.18. Commissioner Hall expressed concern with this area not being included on the City's land use plan. With the anticipation of continued growth, the City needs to look at future land uses particularly outside the city limits. The City Council needs these tools in order to make decisions pertaining to the future growth of the City. City Engineer Pullen stated that the same concern was expressed by the City Council who has given staff direction to provide them with such information including an updated land use plan. Commissioner Hall expressed concern of requiring the builder to pay the impact fee assessment at the time of building permit. Instead of requiring the developer to pay for the improvements, the City is placing the financial burden upon the home builders. He suggested that the developer pay for one half of the costs up front to help pay for the services initially. City Engineer Pullen stated that the impact fee process provides financing options. Total debt service will not be relieved with impact fees; there will still be some financing. Commissioner Gribou stated that the estimates would be more of a guess if the impact fees were collected prior to the time of building permit. The owner of the home will ultimately pay the fee regardless of how it is passed down from the developer to the home builder. Commissioner Lane expressed concern that the impact fee process seems to be an inefficient way to raise revenue. Because of the extensive staff time involved, the impact fee process may just be an accounting game and not save the City any money. Commissioner Hall agreed and stated that it may be more efficient to ask the citizens for a • bond issue to pay for the projects. He expressed concern of applying a theory for a large project to a small project. There should be a point when this method ~s not cost efficient. P & Z Minutes August ZQ 199? Page 3 City Engineer Pullen stated that in this particular case, a bond issue would not be necessary to finance the improvements; revenue bonds could be an option. The Advisory Committee is charged with recommending how impact fees are developed and implemented. When the City Council annexed the Graham Road area into the city limits, they determined that the sanitary sewer line would be extended at the expense of the property owners. The only way to accomplish this assessment is through impact fees. Commissioner Mariott stated that personally he is against impact fees; however, that is not what the City Council is asking the Advisory Committee to determine. He added that he has a problem with having to pay the impact fees at the time of building permit; however, the developer will pass the cost onto the home builder if he is required to pay the fees initially. Commissioner Mariott stated that he did not want to discourage growth by requiring developers to come up with more money up front to finance improvements. Commissioner Herring expressed concern of the effectiveness of the impact fee theory as it applies to a small project. She stated that she is uncomfortable recommending this process to the City Council as a method of financing this project over the next twenty years. The Advisory Committee came to the consensus that both the Land Use Assumptions and Capital Improvements Plan for sanitary sewer service area 92-O1 are developed in harmony with the City's Comprehensive Plan. The following statement from the Advisory Committee was filed in the City Secretary's office Friday, August 21, 1992: Committee members are concerned that the impact fee process may not he the most cost efficient and effective way to finance future growth. The impact fee process has many inefficiencies when imposed on a single small service area. Statutory requirements concerning monitoring will tie up too much staff and Advisory Committee time. By imposing impact fees on a single small service area, the City is getting involved in a ]ot of bureaucracy for a relatively small recovery. We question this alternative's use to finance this particular service area over the next twenty years. AGENDA ITEM NO. 5: Other business. There was no other business. AGENDA ITEM NO. 6: Adjourn. Commissioner Mariott moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Lane seconded the motion which passed unopposed (6 - 0). APP D: ~____ _ Chairperson, Kyle Hawthorne ~TT~,. , Planni g echniciari; ata ie Thomas P & Z Minutes August 20, 199? Page 4 Registration Form (For persons who wish to address the Commission) Date of Meeting ~- :'. ` iT<.- <;. ~. Agenda Item No. - ~ Name ' ~', ,,~~, ~ %..~,-~1,- / ~ ; ~ ~,: Address ~ ~. a_ ' , ~~~ -~ ~ ~~~" / ~ . If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: f- -~/'~< , `~ /";~/~- - ice. - Please remember to step to the podium as soon as you are recognized by the chair, hand your completed registration form to the presiding officer and state your name and residence before beginning your presentation. If you have written notes you wish to present to the Commission, PLEASE FURNISH AN EXTRA COPY FOR PLANNIlVG FILES. Registration Form (For persons who wish to address the Commission) Date of Meeting 1 ~~ `1.~~ Agenda Item No. '- Name t ~~~~ ~ 4 ~ ,, ~,1 1 1 ~_, ~~ ~ , G , Address i r % ',, f ~ ~ ~. If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: ~~~ Please remember to step to the podium as soon as you are recognized by the chair, hand your completed registration form to the presiding officer and state your name and residence before beginning your presentation. If you have written notes you wish to present to the Commission, PLEASE FURNISH AN EXTRA COPY FOR PLANNING FILES. Registration Form (For persons who wish to address the Commission) Date of Meeting ~_ ' ` ~' ~ -~ Agenda Item No. `~ ' Name ~ ~ ~ r '' Address ~ - ~'~ - - i '- - - If speaking for an organization, Name of organization: ,~' t ~` ~ , - Speaker's official capacity: Subject on which person wishes to speak: . ' ! ~ ~, , lease remember to step to the podium as soon as you are recognized by the chair, hand your completed registration form to the presiding officer and state your name and residence before beginning your presentation. If you have written notes you wish to present to the Commission, PLEASE FURNISH AN EXTRA COPY FOR PLANNING FILES. C~ • ~• ~'lanning ~' ZoninB Commission Guest ~eBister Date ! ~ , Jame ;~1 cfcfress r i ~~ 6. ;~, 'l v~~.i / y ~ ~' ~ , 7. ~ ~~ ,, ~ '~ ~~,: ,; l~ ;~ 8. 9. 10. 11. 12. 13. 14. IS. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25.