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HomeMy WebLinkAbout06/20/1996 - Minutes - Planning & Zoning CommissionI • MINUTES Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS June 20, 1996 7:00 P.M. • • COMMISSIONERS PRESENT: Chairman Hawthorne and Commissioners Garner, Hall, Lightfoot and Gribou. (Newly appointed Commissioners James Massey and Steve Parker were in the audience.) COMMISSIONERS ABSENT: Commissioners Lane and Smith. STAFF PRESENT: City Planner Kee, Acting Director of Economic and Development Services Callaway, Transportation Planner Hard, Planning Technician Thomas, Graduate Civil Engineer Homeyer, .Assistant City Engineer Morgan, Development Coordinator Volk and Assistant City Attorney Reynolds. AGENDA ITEM NO. 1: Approval of minutes from the Commission meeting of May 20, 1996. Commissioner Lightfoot moved to approve the minutes from the meeting of May 20, 1996 as written. Commissioner Gribou seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 1: Approval of minutes from the Commission meeting of June 6, 1996. Commissioner Gribou moved to approve the minutes from the meeting of May 20, 1996 as written. Commissioner Lightfoot seconded the motion which passed unopposed (5 - 0). AGENDA ITEM N0.3: Public hearing to consider a rezoning request for 48.2 acres located along the north side of Greens Prairie Road approximately 1400' east of the State Highway 6 intersection from A-O Agricultural Open to R-1 Single Family Residential. (96-107) City Planner Kee presented the staff report and informed the Commission that the current land use plan supports this rezoning. When the new comprehensive plan is adopted, if the densities are lower, as is currently proposed, future phases of this development and adjacent properties may be required to develop at much lower densities. The R-1 zone would not be in compliance with these lower densities. Staff recommended approval of the request with the comment regarding densities as notice to this property owner and others that R-1 zoning may not be in compliance if lower densities are adopted in the new plan. Parkland was discussed at a recent Parks Board meeting. The dedication will be met through a 3.5 acre land dedication which will be tied to an additional floodplain/floodway/greenbelt dedication. There will be adequate street frontage and access to the park area for creation of a neighborhood park that will be an asset to the area, as well as for maintenance of the greenbe;lt. This dedication will come wit~t the master plan in the near future. Current development policies allow building in the floodplains of the City. • City Planner Kee stated that many developments that have creeks running through them have been allowed to incorporate the flood-restricted areas into the lots and the City has even permitted entire lots to be completely in the 100-year floodplain, as long as the finished floor elevations of the buildings are planned to be above the floodplain elevation. The recommended policy regarding floodplains for the new plan is to allow no building in the floodplain at all, and to preserve these areas to greenbelts. If such a policy is adopted by Council, floodplain property will no longer be reclaimed for building development. The requested development shows compliance with the existing, but not proposed, policy regarding floodplain development. Approximately six surrounding property owners were notified of the request with no response. Chairman Hawthorne opened the public hearing. Representative of the applicant Don Garrett of Garrett Engineering informed the Commission. that the development will consist of larger lots at least 75' in width and 130'+ in depth. He stated that they have tried to stay completely out of the floodplain with the majority of the lots. Chairman Hawthorne closed the public hearing. Commissioner Gribou moved to recommend approval of the rezoning request for 48.2 acres located along the north side of Greens Prairie Road approximately 1400' east of the State Highway 6 intersection from A-O Agricultural Open to R-1 Single Family Residential with the staff recommendations especially with respect to the density and floodplain issues. Commissioner Lightfoot seconded the motion which passed unopposed (5 - 0). • AGENDA ITEM NO. 4: Public hearing to consider a rezoning request for the Melrose Subdivision totaling 52.3 acres located along the south side of Luther Street approximately 1550' east of the F.M. 2818 intersection from R-1 Single Family Residential, R-5 Medium Density Apartments, R-7 Mobile Homes and M-2 Heavy Industrial to R-5 Medium Density Apartments. (96-108) • City Planner Kee presented the staff report for both the rezoning request and the preliminary plat of the Melrose Subdivision. The request R-5 zoning is in compliance with the current Land Use Plan and is compatible with existing and future uses in the immediate area. The current Land Use Plan shows high density residential, which is not expected to change with the new land use plan that is being prepared by the consultants. Under the existing zoning, the area could build as many as 708 dwelling units and a fair sized heavy industrial use. The requested zoning would eliminate the heavy industrial and allow up to 1304 dwelling units under the maximum density. The addition of the proposed 462 units will impact the area sewer line and street systems. Any rezoning in the area will therefore need to be accompanied by conditions to mitigate those negative impacts. Luther and Jones-Butler are substandard and will be heavily impacted because they are to serve as primary routes to and from the proposed multi-family complex. Due to this desire on the part of the applicant to orient traffic to these two streets, staff recommends that the zoning be approved only with assurance that Luther and Jones-Butler be improved for the portions of the roads that immediately abut the subject property. Southwest Parkway is built to major arterial standards but it dead-ends into the south side of the subject property. The Thoroughfare Plan would require its extension through the property to Luther. The applicant wishes to end Southwest Parkway for purposes of security and continuity. P & Z Minutes June 20, 1996 Page 2 of 6 • • City Planner Kee stated that on the Thoroughfare Plan, the Southwest Parkway extension north to Luther is intended to provide additional through movement, as well as to provide access to better distribute traffic in the area. The additional through movement is not as critical since this proposal is for one multi-family development. Traffic distribution is more critical. This can be accomplished through proper site design whereby this project would access Southwest Parkway where it will end on the south side and would access Luther on the north side. This will distribute some traffic to the south and some traffic to the north. The applicant has offered an upgrade and additional right-of--way dedication for Luther for a distance equal to the property frontage. This upgrade should begin at Marion Pugh and extend to the west for this distance. Jones-butler should be improved along the property frontage within the existing 80' right-of--way. The sewer system in the area west of Wellborn has been problematic for a number of years. The City has planned for improvements to this area in the next fiscal year. This budget has not yet been adopted by the Council. In order to support a development of this magnitude, these improvements must be made prior to or in conjunction with commencement of construction of the project. Approval of the requested rezoning will almost double the amount of dwelling units that may be built. With approval of this rezoning, it is imperative that the Christine Lane sewer line improvements be approved later this year by the City Council as part of the next Capital Improvements budget. Staff recommended approval of the rezoning request with the condition that before the R-5 zoning becomes effective, the property owners enter into a development agreement to upgrade Luther and provide additional right-of--way where necessary, to upgrade Jones-Butler to arterial standards along the entire extent of the property, and to make the necessary sewer upgrades rather than the City reimbursement of all or part of the costs be negotiated as part of the development agreement, to end Southwest Parkway in a fashion acceptable to the City in terms of turn-around needs, to ensure access to Southwest Parkway from the development and to limit the density to the number of dwelling units proposed. City Planner Kee stated that the development agreement could also provide for financial participation for any of these improvements depending on the demand impact of the development as evidenced in impact studies that would be presented as a part of any oversize participation request:. Staff recommended approval of the preliminary plat once the rezoning is effecting with the condition that the utility easements and extensions issue to the parcels that are not a part of this development be postponed until the final plat. Staff will continue to work with the applicant and the City's legal department on this issue to be discussed further at the time of final plat. There would be no final plat considered until the development agreement is completed. Chairman Hawthorne opened the public hearing. Representative of the applicant, Greg Strmiaska of Bury & Pittman in Austin, informed the Commission that there are a number of issues associated with the development of the property. The developer is on a tight time schedule because the target opening date is fall of next year with construction beginning September 1, 1996. The proposed 462 units may change slightly to 480 units and he would like to work with staff on clarifying the number of units in the development agreement. He stated that the developer has agreed to take access to Southwest Parkway in lieu of extending it through the property and providing improvements to Luther and Jones-Butler Road. Mr. Strmiaska stated that he is concerned with the extent at which the improvements to Luther and Jones-Butler Road will extend beyond their property but that can be worked out with staff before the final plat. Sanitary sewer is an issue in this case and the developer would like to continue exploring the options with staff including the overall impact the development will have on the system. P & Z Minutes June 20, 1996 Page 3 of 6 CJ Mr. Strmiaska stated that the developer is not opposed to looking at utility extensions but not without something that would be a fair agreement for both parties. The developer should not be obligated to extend utilities to adjacent property owners. In discussing this issue with several attorneys, tl-ere have been several cases that say if you do not create a need to extend utilities, then you are not required to extend utilities. Mr. Strmiaska requested that this issue also be delayed until the final plat to give everyone more time to discuss the alternatives. Commissioner Hall questioned if the developer is willing to front the money for the sanitary sewer line to later be reimbursed for the City's portion of the line. He also questioned the number of people that will be living at the proposed complex. Mr. Strmiaska stated that they are willing to work with staff on the sanitary sewer line issue anti if based on the density of the development the improvements are needed, the developer will take that into consideration. There will be approximately 1500 tenants of the complex with a combination of 2, 3 and 4 bedroom units. All private bedrooms will have their own bathroom with the entire complex being fully secured with a gated entrance. Fain McDougal of 4150 Shadowbrook informed the Commission that he was present on behalf of Raymond C. Goriski, the owner of a six acre tract downstream of the proposed development. The owner is in favor of the development of the subject property and thinks it will be an excellent addition to the area. However, with the development of this area, the ultimate design of the water and sanitary sewer services should be considered. The needs of the surrounding property owners should be addressed and studied as the overall area develops. Mr. McDougal stated that there is a tremendous amount of development potential in the area if the utility system is adequate. Chairman Hawthorne closed the public hearing. Commissioner Gribou moved to recommend approval of the rezoning request of 54.3 acres located on the southwest corner of Luther Street and Jones-Butler Road from M-2 Heavy Industrial, R•-1 Single Family, R-5 Medium Density Apartments and R-7 Mobile Homes to R-5 Medium Density Apartments with the staff recommendations. Commissioner Lightfoot seconded the motion. Chairman Hawthorne stated that he agrees with Mr. McDougal in that any improvements the City does of a capital nature do not need to be done piecemeal as each property is developed. It is in the city's interest and the developers that the area is master planned and not put together like a puzzle. The motion to recommend approval passed unopposed (5 - 0). AGENDA ITEM NO. S: Consideration of a preliminary plat for the Melrose Subdivision totaling 54.3 acres located on the southwest corner of the Luther Street and Jones-Butler Road intersection. (96-308) Commissioner Gribou moved to recommend approval of the preliminary plat of the Melrose Subdivision with staff recommendations including the delaying of the easement and utility extensions issue until the final plat. Commissioner Lightfoot seconded the motion. P & Z Minutes June 20, 1996 Page 4 of 6 Commissioner Hall stated that he is glad the developer is consolidating several pieces of property with • this development; however, he is concerned with the capital improvement issues. There are other issues that have been prioritized that effect many people in the community that could possibly be delayed because of this proposed capital project. He stated that it appears the development is a little ahead of ~ where it should be based on the comprehensive plan and the capital improvements schedule. Commissioner Hall concluded that he is not opposed to the plan; however, it does not seem to be the right time to push it. However, this issue will have to be addressed by the City Council. The motion to recommend approval passed (4 - 1); Commissioner Hall voted in opposition to the motion. AGENDA ITEM NO. 6: Consideration of a final plat of tract A of the Southwood Valley Section 30 subdivision totaling 8.86 acres located on the southeast corner of the F.M. 2818 and Welsh Street intersection. (96-214) Assistant City Engineer Morgan presented the staff report and stated that the number of lots is being reduced from twenty-two to two lots. All concerns expressed at the Presubmission Conference have been addressed except the concern regarding the floodway location and associated drainage easement. Currently, the 28' access easement is shown located within the floodway. The City's drainage ordinance does not allow development within the floodway without hydraulic analysis showing the effect of such improvements. Staff recommended approval of the final plat with the condition that prior to issuance of a building permit or site construction permit, that a Letter of Map Revision be submitted to the Federal Emergency Management Agency (FEMA) showing the relocation of the floodw;~y. Staff • wants to make sure that until the revision is received back from FEMA, that a note be placed on the plat that the floodway location is proposed until the Letter of Map Revision is approved. Representative of the applicant, Engineer Deborah Keating with the Urban Design Group, stated that she concurs with stars comments. She also recommended that an easement be added to the plat that was mentioned in the development agreement between the owner of lot A-1 and the City. Assistant City Engineer Morgan stated that staff agrees with the additional utility easement from lot A-1 toward the creek to provide them access to public utilities. Commissioner Gribou moved to approve the final plat of tract A of the Southwood Valley Section 30 subdivision with the staff recommendations including the addition of the proposed utility easement. Commissioner Garner seconded the motion which passed (4 - 0 - 1); Chairman Hawthorne abst~~ined. AGENDA ITEM NO. 7: Consideration of a final plat of the McDonald's Subdivision totaling 0.87 acres located in the southeast quadrant of the George Bush Drive and Marion Pugh intersection. (96-218) Graduate Civil Engineer Homeyer presented the staff report and recommended approval of the final plat as presented. Commissioner Lightfoot moved to approve the final plat of the McDonald's Subdivision as presented. • Commissioner Garner seconded the motion which passed unopposed (5 - 0). P & Z Minutes June 20, 1996 Page S of 6 AGENDA ITEM NO. 8: Consideration of a preliminary plat of the Technology Business • Park totaling 70 acres located on the southwest corner of the Sebesta Road and State Highway 6 intersection. (96-307) The preliminary plat was withdrawn from the agenda at the request of the applicant prior to the meeting. AGENDA ITEM NO. 9: Other business. Commissioner Hall informed the Commission that he has enjoyed working with them over the; past six years. He also encouraged the City to be proactive with development to create income opportunities. There are several areas in town that need to be addressed by several groups including the large expanse ofright-of--way at the F.M. 2818 and Texas Avenue South intersection. AGENDA ITEM NO. 7: Adjourn. Commissioner Hall moved to adjourn the meeting of the Planning and Zoning Conunission. Commissioner Gribou seconded the motion which passed unopposed (5 - 0). • APPROVED: ,. , ', , ~~~~,' ~~~ 1~~, ,~,~ T Chairman. 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