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HomeMy WebLinkAbout09/19/1996 - Minutes - Planning & Zoning CommissionMINUTES • Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS September 19, 1996 7:00 P.M. COMMISSIONERS PRESENT: Chairman Hawthorne and Commissioners Lightfoot, Massey, Garner, and Parker. COMMISSIONERS ABSENT: Commissioners Gribou and Smith. STAFF PRESENT: Acting Director of Economic and Development Services Callaway, City Planner Kee, Planning Technician Thomas, Graduate Civil Engineer Homeyer, Senior Planner McCully, Staff Planner Dunn, Energy Auditor Battle, Energy Auditor Roman and Assistant City Attorney Shively. AGENDA ITEM NO. 1: Approval of minutes from the meeting of September 5, 1996. Commissioner Massey moved to approve the minutes from the meeting of September 5, 1996 as written. Commissioner Parker seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 2: Public hearing to consider a rezoning request at 202 Montclair Street totaling 0.49 acres, lot 27, block 8 of the West Park Addition from R-1 Single Family Residential to R-6 Apartments High Density. (96-114) Seeing that the applicant for the rezoning request was not present, Chairman Hawthorne moved to agenda item number three. AGENDA ITEM NO. 3: Consideration of a preliminary plat of the Pebble Hills Estates Subdivision Phases I and II totaling 48.24 acres divided into 117 single family lots located along the north side of Greens Prairie Road, approximately 1400' east of Highway 6. (96-312) Senior Planner McCully presented the staff report and stated that the proposed subdivision is a part of a larger master plan that was approved in August by the City Council. The plat conforms with the City's current policies as well as the master plan for Pebble Hills. Staff recommended approval of the final plat with the conditions outlined in the Presubmission Conference report. The applicant has requested a variance to the pedestrian access ways required by the Conference. Representative of the applicant, Don Garrett of Garrett Engineering, approached the Commission and requested that the four pedestrian access ways along several cul-de-sacs not be required. He stated that the privacy of the residents along these cul-de-sacs is invaded by allowing pedestrians to pass through their back yards. The proposed 10' access ways will also become unsightly and have to be maintained by the homeowners association. Commissioner Garner moved to approve the preliminary plat for Pebble Hills Estates Phases One and Two as revised and to grant the requested variance to not install the pedestrian access ways. • Commissioner Parker seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 4: Consideration of a parking lot plan for a retail development on lot 1 of the Lacour Subdivision totaling 3.5 acres located on the southeast corner of the future Kyle Avenue and Harvey Road intersection. (96-419) City Planner Kee informed the Commission that the Design Review Board recommended approval of the proposed site plan with several conditions that are outlined in their report. On Tuesday, September 17, 1996, the Zoning Board of Adjustment granted a variance request to allow compact car parking. With respect to the grading plan, the proposed gravel surface needs to be changed to reflect an all weather surface. As of this afternoon, there were a few slopes near the rear of the building toward the creek that did not meet the minimum 3:1 slope required by the Design Review Board. Staff feels comfortable allowing the applicant to lower the parking area to maintain those minimum slopes as long as all ordinance requirements are met. Staff recommended that if the necessary slopes are not met and a retaining wall is required, that the Commission grant the approval authority of the retaining wall to the Design Review Board in the interest of time. Applicant Greg Taggart with the Municipal Development Group informed the Commission that he is representing the owner of the property, SCC Development, Inc. He stated that the main reason for requesting to fill within the minimum reservation area is to allow the necessary parking area to function. It made more sense for the property owner to taper the fill across the minimum reservation area and not construct a retaining wall across the length of the property. Mr. Taggart stated that there are a few • changes that need to be made to the grading plan including a sealcoat over the proposed crushed rock vehicular access to the creek. The owner has also agreed to hydromulch the disturbed areas and maintain the trees within the minimum reservation area for a minimum of one year. Commissioner Lightfoot moved to approve the site plan for the retail development on lot 1 of the Lacour Subdivision with all staff and Design Review Board recommendations including providing an all weather driving surface for the vehicular access to the creek and hydromulching all disturbed areas and maintaining the trees within the minimum reservation area for a minimum of one year. Commissioner Parker seconded the motion. Commissioner Massey moved to amend the motion to grant the Design Review Board the discretion to approve a retaining wall if the engineering solution discussed between the applicant and staff is not workable. Commissioner Parker seconded the amendment which passed unopposed (5 - 0). The motion to approve the site plan as amended passed unopposed (5 - 0). AGENDA ITEM NO. 5: Consideration of a sidewalk variance request for the Pebble Creek Phase Six Subdivision. (96-228) Graduate Civil Engineer Homeyer informed the Commission that the applicant is requesting a variance to the City's sidewalk standard. The applicant is proposing to construct amachine-laid monolithic • concrete curb and gutter section that will include the sidewalk on all streets where sidewalk is required. P & Z Minutes September 19, 1996 Page 2 of 6 Graduate Civil Engineer Homeyer stated that the city's Subdivision Regulations require a 6' wide sidewalk when constructed directly behind the curb This requirement allows fora 4' wide sidewalk to remain clear when a car door is opened. The applicant is proposing to use a 5' wide sidewalk instead • of the required 6'. In order to be consistent with requirements placed upon other developers, staff recommended denial of the sidewalk variance request. Commissioner Massey moved to deny the sidewalk variance request for the Pebble Creek Phase Six Subdivision. Commissioner Garner seconded the motion which passed unopposed (5 - 0). • to R-6 Apartments High Density. (96-114) AGENDA ITEM NO. 2: Public hearing to consider a rezoning request at 202 Montclair Street totaling 0.49 acres, lot 27, block 8 of the West Park Addition from R-1 Single Family Residential Chairman Hawthorne decided to consider agenda item number two. Senior Planner McCully presented the staff report and stated that the request is an effort by the property owner to prepare the property for redevelopment. The current lot has a rental unit on the back portion with a larger rental home on the front. Both structures have been in a state of decline for a number of years. According to the applicant, redevelopment or even needed repair under the existing zoning does not seem feasible due to the proximity to George Bush Drive, the adjacency to a parking lot use, and the increasing deterioration of the areas on the periphery of the neighborhood. The existing Land Use Plan, which is currently under review by the City, shows low density residential. There have been discussions to change the land use plan to be more in line with the existing land uses. This classification would be a high density single family designation at a density of 7 to 9 units per acre. There has been a need for better identification of the periphery areas, as well as a need for a strategic approach to encouraging redevelopment of those areas while preserving and protecting the interior neighborhood. Future land use studies that will come with the future implementation of the pending comprehensive plan can address these issues. The requested rezoning would be compatible with the existing land uses and zoning to the north and could serve as a buffer between the commercial areas and the R-1 neighborhood, but until the land use studies mentioned above can be done, rezonings on a lot-by-lot basis are piecemeal and cannot by themselves alleviate the problems existing in these areas. Staff therefore recommends that the item be denied at this time. Chairman Hawthorne opened the public hearing. The following residents spoke in opposition to the rezoning request: Dennis Maloney 803 Welsh Avenue Dock Burke 502 West Dexter George Dresser 501 Fairview Norma Miller 504 Guernsey Shaw Wulfson 1807 Hondo (owns 301 Highland) Derek Morris 501 Carrie Helen Pugh 601 Fairview Scott Samuelson 201 Highland Harrison Heith 208 Fairview Patricia McDermott 701 Dexter P & Z Minutes September 19, 1996 Page 3 of 6 The following comments were made in opposition to the rezoning request: • (1) The south side is a historically significant area of College Station and should be preserved as such. The Commission and Council should work with the citizens of the neighborhood to preserve the residential and historical character of the area. (2) It is premature for the Commission or Council to make decisions on a comprehensive plan that has not been adopted. It appears from the public meetings that the proposals to redevelop the south and east sides of campus are simply ideas to minimize vehicular traffic and not supported by any detailed traffic analyses or market studies. (3) The property at 202 Montclair is too small to be developed as an R-6 property by itself and to rezone it by itself would be spot zoning. (4) The applicant states that a buffer is needed between the strip commercial on George Bush Drive and the single family residential housing; while this may be desirable in many locations, it is not needed at this location. The alley provides for some buffering. The single family residences in this area appear to be occupied most of the time, and while many are not well maintained by their owners, there clearly is a market for single family housing in this location. The properties would repay the cost of upgrading or replacing the structures as was done at 202 Fairview. (5) There are numerous residences that either face onto George Bush Drive or whose back yards face onto George Bush Drive. Except for near the intersections of George Bush • with Wellborn Road and with Texas Avenue, the south side of George Bush is residential and some of it is very nice residential. The community will not be enhanced by transitioning the south side of George Bush to either commercial or to high density residential. Such development with the attending curb cuts would reduce the capacity of George Bush Drive which is needed to provide for traffic movement. (6) Based on the location and size of the apartment units that have been constructed during the last eighteen months, there is a market for quality high density apartments located some distance from the campus. Such projects require large lots, a situation that does not exist on the south side of campus. (7) Many of the residents in this neighborhood live there by choice and want to see the character of the area preserved and enhanced. The residents are not interested in seeing the area transition into something other than what it is, an older residential neighborhood within walking distance of the University. (8) The Commission and Council could consider a special zoning district that preserves the neighborhood and allows some commercial development in the area. One example was given of an "O&I" district that allows some professional offices within a historic residential neighborhood as long as the home is carefully restored to look like a home from the exterior. Such professional offices that could be allowed are individual • engineers, architects, etc. P & Z Minutes September 19, 1996 Page 4 of 6 (9) The neighborhood should be allowed to continue improving itself. There are fewer students living in the neighborhood and more owner occupied homes than there were ten years ago. This trend should be continued with the City's support. (10) Code enforcement is a problem in the area. The City should be more proactive and enforce the current codes and ordinances to instill a little civic pride within the rental community. (11) The streets in this area are substandard and cannot handle the additional traffic of high density development. During peak times, emergency vehicles such as fire trucks cannot travel down the narrow, congested streets. Chairman Hawthorne closed the public hearing. Commissioner Lightfoot moved to recommend denial of the rezoning request at 202 Montclair Street, lot 27, block 8 of the West Park Addition from R-1 Single Family Residential to R-6 Apartments High Density. Commissioner Garner seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 6: Public hearing to consider an amendment to Section 7.21C of the Zoning Ordinance #1638 adding acitizen-at-large to the Wolf Pen Creek Design Review Board. (96-819) City Planner Kee informed the Commission that the City Council recently appointed a citizen to replace an outgoing member of the Design Review Board (DRB). This appointment left the DRB without an • architect as required by ordinance. The Council then directed staff to prepare an ordinance amendment adding acitizen-at-large to the DRB. This amendment will accomplish that and then Council will appoint an architect to serve as well. This will bring the membership of the DRB up to eight. The amendment proposes the citizen-at-large to have an initial term of office of three years with three year terms thereafter. Chairman Hawthorne opened the public hearing. Seeing no one present to speak in favor of or in opposition to the amendment, he closed the public hearing. Commissioner Massey moved to recommend approval of the ordinance amendment adding acitizen-at- large to the Design Review Board. Commissioner Parker seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 7: Public hearing to consider an amendment to Section 9.2 of the Zoning Ordinance modifying the surfacing requirements for off-street paring areas and adding a section pertaining to temporary drive surfaces. (96-821) Graduate Civil Engineer Homeyer informed the Commission that the city currently has a detail for asphalt parking lot pavements. During the recent past, the City has had numerous requests for concrete paving within parking lots as well. Currently, there is not a standard for concrete parking lots within the zoning ordinance. Staff has been using the concrete alley standard as a guide. This has been challenged • recently and as such, staff felt it was important to place on the record, a minimum paved section for concrete parking lots. P & Z Minutes September 19, 1996 Page S of 6 Graduate Civil Engineer Homeyer stated that staff has also referenced an all weather surface for temporary drives usually constructed during a project that is used for emergency vehicles or for temporary drives used during the "phasing" of a project. Although staff has referenced "all weather" surfaces, there is not a published standard to give to engineers and developers. This section will allow staff to be consistent in the application of this term and allow engineers and developers to know the current standard. • Chairman Hawthorne opened the public hearing. Seeing no one present to speak in favor of or in opposition to the amendment, he closed the public hearing. Commissioner Garner moved to recommend approval of the ordinance amendment modifying the surfacing requirements for off-street parking areas and adding a section pertaining to temporary drive surfaces. Commissioner Massey seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 8: Consideration of College Station's Comprehensive Plan including such elements as parks and open space, transportation, utilities and land use. (96-822) City Planner Kee informed the Commission that staff is currently looking into a possible joint meeting between the Commission and City Council to consider the comprehensive plan on Monday, October 7, 1996 at 7:00 p.m. at the Conference Center. The Commission can consider the plan tonight or wait until a future joint meeting. Commissioner Garner stated that a joint meeting should be conducted for such a large project. A joint meeting will allow everyone one last opportunity to provide input before the final adoption. Commissioner Massey agreed and stated that more advertising should be done to allow as many members of the public an opportunity to review the plan and provide input. AGENDA ITEM NO. 9: Other business. There was no other business. AGENDA ITEM NO. 10: Adjourn. Commissioner Lightfoot moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Garner seconded the motion which passed unopposed (5 - 0). TTEST: / Q~ __ Plannin Technician, Natalie Thomas ,~ ROVED: .~-- `i' ~ ~__..~.---_ ,' Chairman, Kyle Hawthorne P & Z Minutes September 19, 1996 Page 6 of 6 • Registration Form (For persons who wish to address the Commission) Date of Meeting / Agenda Item No. - 3/Z Name ~~'re~ Address / ,- ?~ If speaking for an organization, Name of organization: is official capacity: ~~ which erson wishes to tease 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) C Date of Meeting ~~ A enda Item No. ~~_ .~ .l Name ~ , Address ~ r). ~v If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which ~erson wishes to speak: tease remember to step to the podium as soa n~ 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) t ~ ,. Date of Meeting ~ ~ ~ '~ - -` Agenda Item No. '' Name _ Address If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: :. t_ tease 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) Ci' ~ , Date of Meeting `~-~ Agenda Item No. Name ~~ 1' ~~ l :ti,-~%1.~-~~ ~~ ~1 ~ ~ ~ -~%- ~~ A dress ~ -_ , ~ - ; ~, , ,~ If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: tease 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. -2- Name ~/~ ~ ~ caw ~ u /-~Sv~., Address 18 0 ~ ~o~o ~ r If speaking for an organization, Name of organization: Speaker's official capacity: ~rnAPrY~/ own-er' ,30( I-l~`y~~ ~1S Subject on which person wishes to speak: ~~~ hs f ~ e 2 oaf n o Tease 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 (° ~ +~ r ~ /F'4 ~ ~ «~ Address ~ -- If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: f , ,. ~: ~ / ~ i tease 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. 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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 l 9 ~ Agenda Item No. Name ~GwI,..Q~ ~-~-~.~lit~c Address ~ ~ y ~ ~~ ~~~ ~~ If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: base 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 1 ~ ~ Agenda Item No. ~ Name I ~t# r ~ ~ :~.~ ~~,.- ...Q-t+ Address ~ o ~ (~-GX-t~, G. 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