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HomeMy WebLinkAbout10/20/1994 - Minutes - Planning & Zoning Commission• MINUTES Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS October 20, 1994 7:00 P.M. COMMISSIONERS PRESENT: Chairman Hawthorne, Commissioners Hall, Garner, Lightfoot, and Smith. COMMISSIONERS ABSENT: Commissioners Lane and Gribou. STAFF PRESENT: City Planner Kee, Assistant City Engineer Morgan, Project Engineer McCully, Planning Technician Thomas, Staff Planner Kuenzel, Staff Planner Dunn, Assistant Director of Economic and Development Services Callaway, Transportation Planner Hard and Development Coordinator Volk. • AGENDA ITEM. NO. 1: The Consent Agenda consists of non-controversial or "housekeeping" items required by law. Items may be removed from the Consent Agenda by any citizen, City staff member, or Commissioner by making such a request prior to a motion and vote on the Consent Agenda. (1.1) Approval of minutes from the meeting of September 15, 1994. (1.2) Consideration of a frnal plat of the Two Lincoln Place Subdivision. (94-240) Commissioner Hall requested that agenda item number three, First Federal Savings and Loan, from the minutes of the Commission meeting on September 15, 1994 be clarified with respect to the wheel stops installed along the edge of the existing parking lot. The contractor was acting in good faith when the broken wheel stops were replaced with new ones and they were trying to meet the code requirements, not get around them. The above consent agenda items were unanimously approved by consent with the correction to the minutes of September 15, 1994. AGENDA ITEM NO. 2: Public hearing to consider a rezoning request of 20.236 acres located along the south side of Southwest Parkway at the proposed Dartmouth extension from R-1 Single Family Residential to R-2 Duplexes, C-N Neighborhood Commercial and R-5 Medium Density Apartments. (94-121) Staff Planner Kuenzel presented the staff report and recommended approval of the proposed rezoning request. The Land Use Plan was updated two years ago when the City Council adopted the 2818 Extension Study. The new plan reflects the recently completed 2818 extension as largely office commercial. Land in the rest of the area bounded by Southwest Parkway, the East Bypass, and Texas Avenue was changed in order to provide a logical area for higher density • residential uses; while still preserving single family residential uses near existing smgle family. Commercial uses are planned for the intersection of major roadways (the three boundary streets) with neighborhood commercial sites at minor intersections. Staff Planner Kuenzel stated that this rezoning request is in compliance with the new Land Use • Plan and meets the intent of the overall plan for the 2818 triangle. The proposed R-2 zoning would allow single family and duplex development at a maximum density of 12 dwelling units per acre. Current zoning would allow 8 units per acre. The adjacent and abutting development to the east is zoned R-3, which allows up to 14 units per acre. Cross Timbers is developed as a mix of single family, duplex, and lot line residential development. The requested zoning would be compatible with the existing development according to the City's adopted Development Policies. Recent building on R-2 zoned property in the City has resulted in a need for additional land to be made available for duplex development. There has been much opposition to any such development placed adjacent to subdivisions that are near the fringes of the City. The proposed area is a logical place for duplex zoning because it is not abutting R-1 zoning. With respect to the R-5 portion of the rezoning request, the Dartmouth extension will provide a logical boundary between the planned R-2 and any R-5 development. R-5 allows up to 24 dwelling units per acre. Multi-family zoning and office professional are considered compatible with R-3 zoning to the south. The 2818 Plan shows some commercial use on the southwest corner of Southwest Parkway and the Dartmouth extension. The adopted study recommended a small-scale, neighborhood type business that would serve the multi-family areas in the vicinity as well as Central Park. Fifty-nine surrounding property owners were notified with three inqu~nes and one letter received in opposition of the proposed rezoning request. The letter was received from the adjacent single family property owner with approximately 3 acres along Krenek Tap Road. He suggested a townhome development instead of the proposed duplexes since townhomes are oriented more towards families instead of duplexes which are geared toward a more transient tenant. Chairman Hawthorne opened the public hearing. • Representative of the applicant Hank McQuaide of 12939 State Highway 30, approached the Commission and offered to answer any questions pertaining to the proposed rezoning request. Betty Boyd the owner of 316-318 Amherst expressed her opposition to the proposed R-5 Apartment zoning for the following three reasons: (1) There is an existing drainage ditch located along the rear of her property that overflowed recently with the heavy rain. The proposed apartment project will only add to the drainage problems in the area. (2) The surrounding neighborhood has a residential feel to that would be disrupted with a large apartment development. (3) Southwest Parkway is a busy street that is in need of resurfacing. The proposed apartment complex will only add to the existing traffic congestion in the area to a street that is m no condition to handle the additional traffic. Dick Bruther, the manager of the adjacent Hickory Park Duplexes questioned the Commission as to whether low income housing was planned for the subject property. Chairman Hawthorne informed the audience that the applicant is requesting a zone change for the subject property and additional information such as the issue of low income housing is not available to the Commission. Chairman Hawthorne closed the public hearing. Commissioner Hall moved to recommend approval of a rezoning request of 20.236 acres located along the south side of Southwest Parkway at the proposed Dartmouth extension from R-1 Single • Family Residential to R-2 Duplexes, C-N Neighborhood Commercial and R-5 Medium Density Apartments. Commissioner Lightfoot seconded the motion. P & Z Miyintes October 20, 199-1 Page 2 of 7 • • • Commissioner Hall explained that the proposed apartment use is compatible with the surrounding area. He stated that from an aesthetic standpoint, the proposed apartment complex would be preferred by many people because it is managed by one agency as opposed to duplexes which are individually owned, maintained and often used for rental property. The drainage for the site will be addressed at the time of site plan review. The motion to recommend approval passed unanimously (5 - 0). AGENDA ITEM NO. 3: Public hearing to consider a final plat for the Shenandoah Phase One Resubdivision of lot 25, block 14, approximately 6.5 acres into 26 single family lots. (94-238) Project Engineer McCully presented the staff report and recommended approval of the final plat with the conditions stated in the Presubmission Conference Report. The srte is part of the original Shenandoah Subdivision plats, but was never completed. With the down turn in the mid 1980's, this site was replated back to a single lot for financial purposes. The current application uses essentially the same street and lot layouts, but also includes additional improvements required by current ordinances, as well as some drainage modifications which will help reduce some of the existing storm runoff problems in the existing portions of the subdivision. Chairman Hawthorne opened the public hearing. Engineer Mike McClure approached the Commission and offered to answer questions pertaining to the proposed resubdivision plat. Chairman Hawthorne closed the public hearing. Commissioner Lightfoot moved to recommend approval of the final plat for the Shenandoah Phase One Resubdivision plat of lot 25, block 14 with staff recommendations. Commissioner Smith seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 4: Public hearing to consider a conditional use permit request for Pathways to the Future computer education center located at 1501 F.M. 2818, Suite Ill. (94-712) Staff Planner Kuenzel presented the staff report and recommended approval with the condition that ~ rry future expansions come back before the Commission for approval. No site changes are planned as a part of this proposal, therefore no Project Review Committee meeting was required. Shopping centers are designed for a mix of uses that have varying parking requirements and hours of operation. The applicant expects up to 16 teenage students at peak times. Traffic will be mostly drop-off. This use should not be detrimental to the existing situation as it is no more intense than other intense uses that are allowed by right in any shopping center. Eight surrounding property owners were notified with no response. Chairman Hawthorne opened the public hearing. Seeing no one present to speak in favor of or in opposition to the proposed rezoning request, he closed the public hearing. Commissioner Garner moved to grant a conditional use permit request to allow a computer tutoring service at 1501 F.M. 2818, Suite Ill for Pathways to the Future with staff recommendations. Commissioner Hall seconded the motion which passed unopposed (5 - 0). 1' ~ Z Mifrrrles October ZU, 199-1 Page 3 of 7 • AGENDA ITEM NO. 5: Consideration of a parking lot plan for the Santa Fe Pizza restaurant at 1905 Texas Avenue in the Wolf Pen Creek zoning district. (94-427) Staff Planner Kuenzel presented the site plan and informed the Commission that the applicant intends to use the vacant Church's Chicken building located on Texas Avenue between Holleman and Harvey. He intends to make site changes to add some outside seating and will add additional parking in the rear of the building to meet the parking requirements. As this existing site is located in the Wolf Pen Creek Corridor, each request must undergo Design Review Board review and receive Commission approval. The Design Review Board reviewed the request and recommended approval. There were several conditions that accompanied the vote to recommend approval and all have been met on the revised site plan. Applicant Maher Hathout of 2909 Pueblo Court approached the Commission and offered to answer any questions pertaining to the proposed site plan. Commissioner Lightfoot moved to approve the site plan for the Santa Fe Pizza restaurant to be located at 1905 Texas Avenue South in the Wolf Pen Creek zoning district with staff recommendations. Commissioner Smith seconded the motion which passed unopposed (4 - 0 - 1); Chairman Hawthorne abstained. AGENDA ITEM NO. 6 & 7: Consideration of a preliminary plat for the L.O. Ball Memorial Subdivision located on the southwest corner of Rock Prairie Road and State Highway 6. (94-315) Consideration of a final plat for the L.O. Ball Memorial Subdivision located on the southwest corner of Rock Prairie Road and State Highway 6. (94-243) City Planner Kee informed the Commission that she was going to present the staff reports for • both the preliminary plat and final plat for the L.O. Ball Memorial Subdivision. With respect to the preliminary plat, all of the comments from the Presubmission Conference report have been addressed with the exception of complete impact studies and a public utility easement to cover the power poles along Rock Prairie Road. The preliminary plat consists of a 1.43 acre lot at the corner of Rock Prairie Road and the State Highway 6 Frontage Road and a 27.58 acre reserve tract. This plat is being submitted in order that the 1.43 acre tract can be developed at this time. The dedication of the Longmire right-of--way and its associated construction will occur with the final platting and development of the reserve tract. Lot 1 is approximately 5% of the overall subdivision and lot 1 is not guaranteeing with the City any portion of the Longmire extension construction. Staff has no problem with this because of the small size of lot 1; however, we are putting the owner of the reserve tract on notice through this staff report that there will be no future subdivisions of the reserve tract without the extension of Longmire. Staff would not be in favor of platting any of the reserve tract, regardless of its location relative to Longmire, without the construction of Longmire. Staff is trying to avoid piecemeal platting of the reserve tract so that we do not end up with another Welsh Street situation, wherein the area remaining to be developed cannot support the cost of the street. According to the impact studies, the reservation of the right-of--way for a right turn is appropriate at this time. The 1.43 acre corner tract is willing to delicate the right-of--way for this right turn lane. Based on the possible permitted uses in the C-2 district, full development of the parent tract may necessitate construction of the right turn lane. For this reason, the preliminary plat should be conditioned upon the construction of the turn lane prior to any future final platting of the parent tract. Access to lot 1 will occur directly across from the Victoria Bank access. This will necessitate an access easement granted from the reserve tract. This combined access point will be the only curb cut allowed on Rock Prairie Road east of the Longmire intersection. A curb cut maybe allowed along the Frontage Road depending on the location of the entrance ramp. Although staff feels the amount of traffic estimated in the impact study to be generated from the development is on the low side, we are in agreement that the capacity of surrounding roadways can accommodate the additional traffic that will occur from development of the 29 acre tract. Access for the reserve tract will be reviewed at the time of final platting and again at the time of site plan review. P caL Z Mirr~rles October 20, 199- Page =1 of 7 Staff recommended approval of the preliminary plat with the following conditions: (1) Complete water and sewer impact studies by the City Council meeting. (2) Verification that the driveway access easement on Rock Prairie Road aligns with the Victoria Bank driveway access. (3) Provision of the public utility easements to cover the existing power poles along Rock Prairie Road. (4) No future subdivision will be allowed without the construction of Longmire. (5) No future subdivision will be allowed without the construction of the right turn lane shown on lot 1. (6) Future access points to Rock Prairie Road, Longmire and the Frontage Road will be determined at the time of resubdivision or site plan review. City Planner Kee informed the Commission that the final plat consists of a 1.43 acre lot that is being platted concurrently with the preliminary plat at the applicant's request due to pending contracts for sale. As mentioned in the preliminary plat staff report, lot 1 is not providing any financial guarantee to the City for any portion of the Longmire extension construction. Although right-of way dedication is occurring with this plat, there will be no lane construction until development of the reserve tract or at such time as traffic demands it. Staff recommended approval of the final plat of the L.O. Ball Memorial Subdivision with report comments, in particular, the proposed access easement to lot 1 must be shown to align directly across from the driveway at Victoria Bank. Engineer Greg Taggart of the Municipal Development Group approached the Commission and offered to answer any questions pertaining to the preliminary plat. Commissioner Hall moved to recommend approval of the preliminary plat of the L. O. Ball Memorial Subdivision with staff recommendations. Commissioner Smith seconded the motion which passed unopposed (5 - 0). Engineer Greg Taggart informed the Commission that the access easement shown on the final plat is in alignment with the east lane of the Victoria Bank and Trust driveway across Rock Prairie Road. Commissioner Hall moved to recommend approval of the final plat of the L.O. Ball Memorial Subdivision with the conditions outlined by staff including allowing consideration for review of a possible curb cut along the State Highway 6 Frontage Road; however, that curb cut is not encouraged. Commissioner Hall stated that a curb cut along the Frontage Road may create a traffic problem with the location of the entrance ramp and the one way frontage roads. He expressed concern with setting a precedent by allowing a curb cut along the Frontage Road. Commissioner Smith seconded the motion which passed unopposed (5 - 0). • P c~ Z Mr~rntcs October 20, 199- Page ~ cff 7 • AGENDA ><TEM NO. 8: Public hearing to consider an amendment to Zoning Ordinance #1.638 to include essential requirements in implementing the recently adopted Streetscape Plan. (94-807) Staff Planner Kuenzel presented the ordinance amendment that provides guidelines for both public and private development within thoroughfare corridors. The success of the Streetscape Plan will largely be determined by the type of implementation. As an interim Zoning amendment, the staff was given authority to apply certain streetscape standards to new sites on a case-by-case basis. Due to the lack of specific ordinance direction, site requirements have been applied in a conservative fashion. In the interest of equitable application of these standards to all sites, formal adoption of the consultants' recommendations through amendment of the Zoning Ordinance must be made. Such an action will give staff much needed leverage to require desired streetscape elements. The proposed ordinance amendment contains the following provisions: Theme trees: Current landscaping requirements state that a certain number of points must be met on site, depending on the site size. Nothing is specifically required in the frontage areas of sites. The ordinance amendment provides that theme trees must be planted according to the map that was prepared as a part of the adopted Plan. L«ndscnpc rescrnes: The amendment will require additional points based on site frontage. Currently, sites are required to set parking back at least 8' from the right-of- way. This area must be grassed and might contain some trees or shrubs. The amendment will require a 24' setback area but allow some parking within it. All existing trees found in this area of sites must be preserved. This area will contain the theme trees • that will be required according to the streetscape map. Parking lot screening must also be provided in this area if parking is to be located along a frontage road. S'crcening: Currently, the Zoning Ordinance requires "offensive" areas to be screened in a manner determined at the discretion of the Project review Committee. The ordinance also requires a fence between commercial and residential property. The Committee has been exercising its discretion in the screening of dumpsters. The amendment will further require dumpster screening and screening of all parking areas adjacent to the right-of- way for all developments other than single family. I_«nrlscnping points: The points awarded will be changed to encourage large existing trees to be saved, to discourage small tree plantings, and to no longer award points for ground cover. Commissioner Hall expressed concern especially with the additional landscape point requirement and the cost associated with the increase. In the initial Streetscape presentation, it was stated that a cost increase of 25 - 30% could be expected. We should make sure that we can reach a point of reasonability between what we would like and what is practical from a business standpoint. If the businesses cannot afford the development and maintenance costs, the vacant buildings will become a maintenance problem for everyone. Staff Planner Kuenzel stated that when the overlay district was created for the University Drive corridor, the costs associated with additional landscape requirements were minimal in relation to the value of the property. In the original Streetscape Plan study, economic constraints were • considered. f c~ 7_ Mint~tc~s Ociobe~' 20, 199-1 Page 6 o f 7 • Commissioner Hall expressed concern with Exhibit A in that there is a focus to change the appearance of what is currently developed and little consideration given to the more rural sections such as F.M. 2818. This is a perfect opportunity to determine what we would like the thoroughfares to look like in primarily undeveloped areas. The focus around campus is good; however, this plan must be comprehensive and long range. Commissioner Hall also expressed concern with the emphasis on Luther in comparison to George Bush. George Bush Drive should be a higher priority and more specific than Luther. Chairman Hawthorne agreed and stated that George Bush Drive will be a focal point once the George Bush Library is constructed. He opened the public hearing. Seeing no one present to speak in favor of or in opposition to the proposed ordinance amendment, he closed the public hearing. Commissioner Garner moved to recommend approval of the proposed Streetscape Zoning Ordinance amendment with the staff recommendations. Commissioner Lightfoot seconded the motion which passed unopposed (5 - 0). AGENDA ITEM. NO. 9: Other business. There was no other business. AGENDA ITEM NO. 10: Adjourn. Commissioner Hall moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Lightfoot seconded the motion which passed unopposed (5 - 0). • APP Chairman, Kyle Hawt ATTEST: %/ ~ - ~r Planning Technician, Natalie Thomas • P & 7_ Mirnrtes Oetoher ?0, 199-1 Page 7 of 7 n ~_J r~ I• ~lanninB ~' Zoning Commission Guest ~,eBister ~ F .~ Date ~ ~~ ~;~)~i G, ~~ ~~ -~ , ~ _. ~sme ~ cfcfress 1. Z. 3. 4. S. 6. 7. 8. 9. 10. 11. 12. 13. 14. IS. 16. 17 Z8. 19. 20. 21. 22. 23. 24. 2S.