Loading...
HomeMy WebLinkAbout09/16/1993 - Minutes - Planning & Zoning CommissionMINUTES n LJ Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS September 16, 1993 7:00 P.M. • ,• MEMBERS PRESENT: Chairman Hawthorne, Commissioners Mariott, Smith, Lane and Hall. MEMBERS ABSENT: Commissioners Gribou and Herring. STAFF PRESENT: Director of Economic & Development Services Ash, Assistant Director of Economic & Development Services Callaway, City Planner Kee, City Engineer Pullen, Planning Technician Thomas, Staff Planner Kuenzel, Development Coordinator Volk and Transportation Planner Hard. (Council Liaison Crouch was in the audience.) AGENDA ITEM NO. 1: Approval of minutes from the meeting of August 19, 1993. Commissioner Hall moved to approve the minutes from the meeting of August 19, 1993 as written. Commissioner Mariott seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 2: Public hearing to consider a rezoning request for lots 17 and 18 of block D in the College Heights Subdivision located on the northeast corner of Nimitz Street and University Drive from A-P Administrative Professional to G1 General Commercial (93-110) Staff Planner Kuenzel presented the staff report and recommended denial of the proposed rezoning. This rezoning will essentially add several more intense uses to the list of uses that would be allowed in the present A-P Administrative Professional classification. The current character of the immediate area includes a mix of older residential housing with small scale office uses on the periphery of University Drive. Amore intense use on the subject property would not be compatible with surrounding land uses. The existing lot configuration and infrastructure were put in place several decades ago and were intended for residential use. A rezoning should not take place simply because a parcel is located on a major roadway near an intersection. The capacity of the area to absorb the impact on an orderly basis should be taken into account as much as the location of the property. The recent Black-Eyed Pea development, two blocks to the west on Jane Street, for example, has developed into a problem area although technically, it seemed to be a prime location for a commercial use. In the case of the subject property, the existing system is also not adequate to meet the demands of more intense uses. The size of the subject lots will not allow for compliance with parking requirements, circulation, buffering and Streetscape. If the Ciry is inclined to introduce more intense uses in the areas currently zoned A-P, there should be a comprehensive approach to such a change. Such a change in the land use plan would not necessarily violate the City's Development Policies, because of the office area's proximity to the intersection and because of the character of University Drive. However, any rezonings should include a master plan for the area, that would address limiting access points and signage, perhaps abandonment of some rights-of-way and upgrading others, and buffer zones to protect the abutting neighborhood. The request is a piecemeal approach to development that cannot address these issues. These considerations, coupled with the indication that the rezoning will single out one piece of property to be treated differently from surrounding properly, points in the direction of "spot zoning". The rezoning may prove to be difficult to defend in litigation. Staff recommended denial of the request due to the following reasons: (1) the request is incompatible with the character of the area; (2) rezoning small lots originally intended for residential use will lead to problems similar to those found in the Northgate and Black-eyed Pea areas; (3) the request is not in compliance with the depth policies nor with the land use plan, whereas the existing zoning reflects the plan map; • (4) the request is piecemeal and out of line with modern zoning practices; and, (5) the case could be labeled "spot zoning" if chatlenged in court. Chairman Hawthorne opened the public hearing. Patrick Siegert of 8701 Chippendale approached the Commission and stated that the owner of the subject lots is a friend who lives out of town and has asked him to make a few comments on her behalf. Mr. Siegert stated that not rezoning the subject lots is incompatible with the land use plan. The properties with frontage along University Drive from Twenty-Ninth Street to Texas Avenue are clearly commercial in nature. The two wood frame, asbestos lined homes located on the subject lots do not belong in this corridor. Mr. Siegert stated that the proposed rezoning does not have to lead to similar problems identified in the Northgate and Black-Eyed Pea areas. The Black-Eyed Pea site was built to current City standards; however, the restaurant is enormously successful. The Northgate area is College Station's downtown and so there is a lack of parking. If this lack of parking is such a problem in these two areas of town, the City should enforce the "no parking" on the street in these areas. By removing the wood frame asbestos lined homes and converting the property into a more appropriate use, the piecemeal approach is less significant. Clyde Wehunt of the Brazos Valley Schools Credit Union informed the Commission that they have outgrown their existing facilities on University Drive and have purchased a new site at Longmire and Airline. Mr. Wehunt explained that it is difficult to operate a business in their existing location due to the lack of commercial zoning to allow for possible expansion. The proposed C-1 zoning is in the best interest of the entire community; however, this commercial zoning should not be limited to the subject lots. Chairman Hawthorne closed the public hearing. Commissioner Hall moved to deny the rezoning request of lots 17 and 18 of block D in the College Heights Subdivision from A-P Administrative Professional to C-1 General Commercial. Commissioner Smith seconded the motion. Commissioner Smith stated that if the entire area, or a larger portion were proposed C-1, the request may be more appropriate; however, with the small subject tracts, the proposed zoning is unacceptable. Mr. Siegert suggested that the Commission table the request to allow him time to contact the surrounding property owners to see if they would be interested in participating in the rezoning. Chairman Hawthorne stated that he will vote to deny the rezoning request primarily because of the "piecemeal" approach. The City has seen this approach with the proposed Walmart Super Center at F.M. 2818 and the East Bypass. The City has adopted a land use plan and before a request is approved that is not in compliance with that plan, the entire area should be reviewed and the plan amended. The Commission does not want to discourage business in any area of town; however, the Commission would need direction from the City Council in order to consider an amendment to the land use plan. The motion to deny the rezoning request passed unanimously, (5 - 0). AGENDA ITEM NO. 3: Consideration of a final plat of the Rainbow Acres Subdivision located approximately one half mile southwest of pate Road and State Highway 30 in the E.T.J. (93~ City Engineer Pullen presented the staff report and recommended approval of the final plat as revised after the Presubmission Conference. The note referenced in the Presubmission Conference Report has been added to the • final plat. Commissioner Mariott moved to recommend approval of the final plat of the Rainbow Acres Subdivision. Commissioner Lane seconded the motion which passed unopposed (5 - 0). P ~£ Z Commission September 16, 1993 Page Z I • ~J • AGENDA ITEM NO. 4: Consideration of a final plat of the College Station Business Center Phase One generally located along State Highway 6 adjacent to the Pebble Creek Subdivision. (93-229) City Engineer Pullen presented the staff report and recommended approval of the final plat as revised after the Presubmission Conference. All items referenced in the Presubmission Conference Report have been addressed. City Engineer Pullen informed the Commission that Director of Development and Economic Services Elrey Ash is the project manager for the business park. He has requested an exemption to the sidewalk location section of the subdivision ordinance. The ordinance requires sidewalks to be placed within the rights-of-way unless an exemption is granted by the City Council after a recommendation by the Planning and Zoning Commission. It is the plan of this development to construct the sidewalk within a 30' wide public landscape, access and underground utility easement along each side of the streets. The proposed plan creates a more desirable streetscape than the traditional "sidewalk against the back of curb" approach. It will also allow greater flexibility for the location of utilities by allowing more space to avoid conflicts. As an easement rather than right-of-way, it will place less public encumbrance on the land and allow greater private use and responsibility for maintenance. Commissioner Mariott moved to recommend approval of the final plat of the College Station Business Center with staff recommendations including the granting of the requested sidewalk variance. Commissioner Lane seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 5: Discussion and consideration of the proposed Btkeway Master Plan. (93-81'n Transportation Planner Hard presented the proposed Bikeway Master Plan and gave a brief history of the project. Bikeways have been identified as a City Council issue for the past couple of years. Staff first addressed this issue last August by developing a bikeway ordinance. It requires that bikeways be developed in accordance with a bikeway master plan and establishes bikeway design standards. The bikeway ordinance was unanimously supported by the Commission and was subsequently adopted by the City Council; however, in order for it to be of value, a bikeway master plan is needed. The draft bikeway master plan was developed over a period of the past few months. The draft plan identifies the general locations of bike routes, lanes and paths. Some of the areas considered in developing the plan include existing biking patterns; on-street parking; the location of schools, parks and multifamily housing; traffic volumes/conditions; and street pavement and right-of-way widths. A bikeway focus group was formed to review and discuss the bikeway plan. The focus group included a representative from the City of Bryan, Texas A&M University, the Texas Department of Transportation, the Texas Bicycle Coalition, the College Station Independent School District, the CSISD Parent Teacher Organization, the Texas A&M Cycling Team and the local traffic engineering community. The group met twice and suggested adding numerous bikeways to the plan. It is important that the Ciry adopt a bikeway master plan in the near future in order for us to qualify for federal money available for building bikeways. Staff is currently working on two grant applications for bikeway projects in College Station. Under a recent federal transportation bill, millions of dollars have been set aside for transportation "enhancement" activities such as bikeways. In order for a City to be eligible for this money, the proposed project must be part of the community's bikeway master plan. The two projects that staff would like to apply for is first, the College Station Bike Loop. This loop connects five city parks, Texas A&M University, Post Oak Mall and high density residential areas. The loop establishes paths, lanes and routes that would require some major engineering structures such as going under Texas Avenue and bridges. The second project is a bikeway suitability map that rates streets in terms of their difficulty for bicycle riders, amount of traffic, etc. This map would be an enormous help to bicyclists that are not familiar with this area. The proposed map would give bicycle safety tips, list bicycle laws and show out of town routes of surrounding areas to allow for tours of more serious cyclists. Commissioner Hall expressed concern of addressing some basic problems prior to encouraging bicycling and pedestrian traffic in certain areas of town. One problem is that when signals change at major intersections, there is not enough time allowed for bicyclists and pedestrians to cross. Transportation Planner Hard stated that this point was brought up in the focus group meeting as well. There are engineering solutions that can be implemented to relieve many of these problems. Staff will have to work with the signal division to possibly re-phase a signal or install pedestrian crossing lights. Commissioner Hall suggested that the City designate bikeways along low vehicle volume streets and spend the capital necessary to improve these streets for the purpose of bicycling. Rather than try to force bicycles and pedestrians onto streets busy with vehicle traffic, the City should look at relocating the bicycle and pedestrian traffic onto lesser streets. P ~(Z Commission September 16, 1993 Page 3 Commissioner Hall explained that the area around Oakwood School and the traffic along George Bush Drive is a major traffic problem area in the City. Commissioner Hall suggested that in the future, sidewalks near schools be built to accommodate the additional traffic in the area. The 4' sidewalks provided in some areas of town are not adequate for the increased traffic around schools and parks. Chairman Hawthorne opened the public hearing. Bill Kling of Kling Engineering stated that he would be interested in looking at the cost of implementing the proposed plan. The plan may look great on paper; however, the cost may not be realistic. Bob Richardson, the District Design Engineer for the Texas Highway Department, approached the Commission and stated that the plan is an essential tool in planning future state highway projects in College Station. If this plan were in effect prior to the F.M. 2b18 extension, the necessary bikeways could have been constructed with the street and would have been much cheaper to install initially. Denise Houser, a local representative of the Texas Bicycle Coalition informed the Commission that she has lived in College Station for over ten years. Ms. Houser served on the bikeway focus group and spent many long hours with the other members devising the plan. The benefits of the plan are many such as increased safety for pedestrians, motorists and bicyclists. Every bike trip reduces the vehicle congestion and pollution in the area. Other benefits of the plan include providing a bicycle friendly community, an increase in local tourism and a higher community quality of life. Chairman Hawthorne questioned Ms. Houser as to her thoughts on a bicycle licensing fee to help pay the costs of providing bikeways. Ms. Houser informed the Commission that the city of Austin is moving towards requiring a fee. Most bicyclists are not opposed to a fee or license; in fact, most bicyclists, excluding children, also drive motor vehicles. A reasonable licensing and registration fee would help legitimize the group in sharing the roadway. Commissioner Hall stated that if the City is going to push bikeways, a fee should be asked of the participants in order to finance such an extensive bike plan. Commissioner Lane stated that he could not imagine a fee being adequate to cover the costs associated with the Bikeway Plan taking into consideration administrative and enforcement costs. Commissioner Hall moved to recommend approval of the proposed Bikeway Master Plan with all comments and recommendations made during the discussion. Commissioner Lane seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 6: Other business. Commissioner Hall expressed concern of the City working more closely with the University on traffic related issues. Since the University is moving more classes to Tuesdays and Thursdays to allow for a longer weekend, there will be traffic problems on these days of the week. Commissioner Hall also suggested that the cities of Bryan and College Station work together to commit to a park in the honor of Jack Miller of Brazos Beautiful who helped make this area a nicer place to live. AGENDA ITEM NO. 7: Adjourn. Commissioner Mariott moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Lane seconded the motion which passed unopposed (5 - 0). T Planm g echnician, Natalie Thomas ~', l APPRO~ED• . Chairperson, Kyle Hawthorne P & Z Commission September Z6, 1993 Page 4 Manning ~' Zoning Commission Guest ~,eBister Date ame ~(rfrfress j /~, 9 1 2. 3. 1`.~ob 1~. ~C iJ 1atZ BSc ~~ ~ I ~ ~-~~ ~°J( 3 L~~, ~~ZY ~ ~~ ~l ~'~C-z~7 4. C:~:~b~' A w~FKvry~ ~',~ - ~~ ;~ 6 ?~ ''tom <y '~~'-~ `f .2 s '~ ~ `~ ~ ~ ~-- _ ~ ~~ ~ . ` ~ d 13 ~(,a 1.L;.,, ,._.. Gam- ~ . 6. 7. 8. 9. 10. • 11. 12. 13. 14. IS. 16. 17. 18. 19. 20. 21. 22. 23. S 24. 2S.