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HomeMy WebLinkAbout08/07/1997 - Minutes - Planning & Zoning CommissionMINUTES • Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS August 7, 1997 7:00 P.M. COMMISSIONERS PRESENT: Chairman Massey and Commissioners Parker, Garner, Silvia, Lightfoot. COMMISSIONERS ABSENT: Commissioners Rife and Gribou. STAFF PRESENT: City Planner Kee, Staff Planner Battle, Senior Planner McCully, Interim Director of Development Services Callaway, City Engineer Laza, Senior Secretary Charanza, Planning Technician Ruiz, Development Coordinator Volk, Assistant to the City Engineer Homeyer and Assistant City Attorney Reynolds. (Council Liaison Dick Birdwell was in the audience.) AGENDA ITEM NO. 1: Approval of minutes from the meeting of July 17, 1997. Commissioner Garner moved to approve the minutes from the meeting of July 17, 1997 as written. Commissioner Silvia seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 2: Public hearing to consider a request for a conditional use permit for the Seventh-Day Adventist Church to be located on a 5 acre tract along the west side of State Highway 6 Frontage Road, just south of the Richard Carter Park, (97-712) Senior Planner presented the staff report and stated that the subject property is zoned R-1 Single Family and it abuts R-1 zoning to the north, to the west, and to the south. Land uses in the area include Richard Carter Park to the north and single family to the south and to the west in the Cat Hollow Subdivision. The applicant intends to use the 5 acre portion of the tract that fronts on the Highway 6 Frontage Road, the rest of the tract that fronts on Glenhaven Drive is to remain vacant. The subject property is contained within a larger 10 acre tract that was considered for a church complex in 1985. That request was for the use of the entire 10 acres, and included the residential lots that were built several years later on Dominik. The complex would have included a sanctuary, day school, indoor and outdoor recreational areas, a 505 space parking lot, and a retirement center. The proposed conceptual plan showed use of the entire site, with frontage and access drives on the Bypass, Dominik, and Glenhaven. Several of the area residents were in opposition to the request, expressing concern regarding traffic impacts, drainage, noise, aesthetics, and the general magnitude of the proposed development. The P&Z approved the • request, and Council upheld the decision upon appeal, subject to several conditions. The project P&Z Minutes August 7, 1997 Page I of6 was never constructed. Since 1985, the City has adopted a Drainage Ordinance, and has clarified • the landscaping requirements to require landscaping of all site development other than single family. Approximately 29 surrounding property owners were notified of the public hearing with several inquiries. Staff received one letter in opposition. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) 1. "The proposed use meets all the minimum standards esablished in the ordinance for the type of use proposed." The PRC will review the site plan at a later date to determine compliance with the technical requirements of development regulations. The site plan and PRC report will return to the Commission for final approval. 2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony with the development policies and goals and objectives as embodied in the Comprehensive Plan for T)evelopment of the City." The request is in compliance with the Land Use Plan for the area. 3. "That the proposed use will not be detrimental to the health, welfare, and safety of the surrounding neighborhood or its occupants, nor be substantially or permanently injurious to neighboring property." The public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. 4. "The Commission may impose additional reasonable restrictions or conditions to carry out the spirit and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval with the condition that there be a screening fence installed between the subject property and the undeveloped R-1 zoned area to the west. Chairman Massey opened the public hearing. Pastor Brenneman, representative for Seventh-Day Adventist Church, generally outlined his letter written to the Commission. He stated that the Church was interested in the front five acres of the • P&Z Minutes August 7, 1997 Page 2 of 6 subject property only. The facility will have access to Frontage Road only. Pastor Brenneman • explained that the facility would comply with all ordinances, especially drainage. Sam Gammonthal of 1504 Lynx Cove serves on the building committee for the church. He explained that there will be low density usage, but possible school plans in the future. He will be willing to act as liaison to the neighbors to address any concerns. Jim Smith of 1703 Serval Lane expressed his concern, not about the church, but about the remaining tract. He is concerned about what maybe done in the future with the left over land. Scott Abeel of 1609 Panther, was concerned that the property value of the existing homes would decrease if anything other than single family is developed on the remainder tract. Wayne Psencik of 1609 Dominik owns the property that backs up to the remainder tract and is concerned of future development. Mr. Psencik brought up the issue of the possibility of increased traffic and stated that he would like to view the site plan. Tracy Abeel of 1609 Panther Lane asked if there were restrictions on the height of the building and if there would be an increase in traffic. Senior Planner McCully explained that there are height and setback requirements. It was also reiterated that the only access to this facility would be on the Frontage Road. • Chairman Massey closed the public hearing. Commissioner Silvia moved to approve the Conditional Use Permit for the Seventh-Day Adventist Church with the conditions of site plan review by the Commission and limit the access to the Frontage Road. Commissioner Garner seconded the motion. Chairman Massey reiterated that there are zoning restrictions and limitations for the remainder tract. The motion to approve this Conditional Use Permit passed unopposed (5 - 0). AGENDA ITEM N0.3: Consideration of a Master Preliminary Plat of Nantucket Subdivision Phases 6, 7, 8, 8A, 8B, 9, 10, 11, and 12 and Leisure Island Phases 1, 2, and 3. Part of the land in these parts of the subdivision is in the City Limits and part is in the E.T.J. (97-312) City Planner Kee presented combined staff reports for the proposed Master Preliminary Plat and Rezoning Request. She stated that the proposed master preliminary plat is for approximately 65 acres located in the Nantucket Subdivision, generally located on the southwest corner of Nantucket Drive and State Highway 6, including Phases 6 - 12 and Leisure Island Phases 1 - 3. The rezoning request is for approximately 6 acres, out of the above 65, located in the 1500 block of Nantucket Drive, along the south side of Nantucket Drive, approximately 400 feet west of SH P&Z Minutes August 7, 1997 Page 3 of 6 • rom A-O Agricultural Open to R-1 Single Family. The intention for this preliminary plat is for single family development. Last year part of this property was annexed into the City at the request of the properly owners. The developer's intention is to build out Nantucket Subdivision with residential lots that will be in the City Limits and connected to City sewer through an impact fee line. There is opposition to the master plan and the associated rezoning due to the smaller lots being proposed. The overall density in Nantucket right now, not including the Leisure Island section averages approximately 2 acres per lot. The density of the Leisure Island section averages .17 acres per lot. The average density of the new phases is .41 acres per lot. The average overall density of all existing and proposed phases is 1.4 acres per lot. The proposed land use plan shows this area for low density single family development with a density range of .5 to 3 acres per dwelling unit. The overall average density of Nantucket with the proposed new phases falls within this range at 1.4 acres per lot. Opposition centers on the perceived change in character of the neighborhood when lot sizes have historically fallen at the lower end of the range while the new proposed phases show lot sizes nearer the upper end and outside range. Nantucket was originally master planned in 1983 to be a large lot rural subdivision with commercial and office acreage up near the highway. Development began to occur toward the back of the subdivision initially. The frontage along the highway has yet to develop. The intention is to change from the one acre commerciaVoflice lots fronting on the highway to single family lots that will range from .22 to .58 acres per lot with a landscaped buffer along the highway. The first two phases of Nantucket averaged 2 to 2.6 acres per lot. Subsequent phases ranged from .8 to 1.5 acres per lot. Leisure Island is an 18 acre area that was, and still is, intended as a smaller lot "retirement" phase where the lots will average about .17 acres per lot • with private streets. Part of Leisure Island is developed at present. Leisure Island and the existing phases of Nantucket are still outside the City limits. Staff recommends approval due to compliance with the land use plan and the fact that the average density falls within the acceptable range shown on the land use plan and with the following conditions: 1. The applicant successfully rezones each phase to comply with the zoning regulations prior to submitting a final plat of that phase. 2. The applicant has offered to plat a minimum seventy-five (75') foot deep landscape buffer easement along the entire SH6 frontage when these phases are platted. 3. The applicant has also offered to submit for review a drainage report for the entire master plan with the first final plat to ensure there will be no impact to the existing phases outside the City limits from these new phases. The rezoning covers only a part of what the developer is proposing to finish building out the subdivision. The intention is to bring future rezonings phase by phase with the intent that all be for residential development. This property plus an additional 59 acres was annexed into the City. Present zoning is A-O Agriculture Open which is an interim classification placed on property upon annexation. Single family residential development is allowed in A-O with minimum lot sizes of 5 acres per dwelling unit. There is opposition to this rezoning and to the master plan in general • due to the smaller lots being proposed. P&Z Minutes August 7, 1997 Page 4 of 6 Four surrounding property owners were notified of the rezoning request. Chairman Massey opened the public hearing. Larry Wells from MDG (203 Holleman East), Engineer for the project, explained that he has been involved in the development of Nantucket from the beginning and there have always been plans for higher density and commercial deverlopment, however, the area reduced in density over the past years, primarily because of the economy. Nantucket is still less dense than originally planned. Phyllis Hobson, developer of Nantucket, handed the Commissioners three letters and a petition in favor of the rezoning request. Ms. Hobson explained that the subdivision was originally planned for commercial development and A-P Administrative Professional. The rezoning request is to reduce the density and commercial acreas to single family. There will be a landscape buffer between the Highway and the homes to protect the existing trees. Deed restrictions include a 2000 square foot minimum. The following people spoke in opposition to the request: Sandra Jacobson, 704A East 29~' Street Delmar Cain, 4701 Scrimshaw Lane Mark Synwolt, 4700 Scrimshaw Lane Kimbrough Jeter, 1425 Wayfarer Margaret Norris, 4705 Scrimshaw Lane Charles Akins, 1507 Wayfarer Stan Kistler, 1424 Wayfarer John Pitts Jan Madeley, 4715 Nantucket Drive Bob Webb, 1208 Mariners Cove Listed below are the concerns of the above citizens that were in opposition to the request: City should protect neighborhoods. Smaller lots will decrease value of existing homes. Overcrowding of picnic areas, lakes and other amenities. Traffic will increase with additional 154 homes on main entrance. The increase is four times more than originally planned. Concerned with negative impact on Quality of Life. Property owners originally purchased land in this subdivision because of the rural atmosphere. Nantucket has a special character of its own and should be preserved. Loss of trees and character of the neighborhood. Concerned with a section of the plan that will not be able to have buffers. Many property owners were not properly informed of the rezoning. Lot sizes should be compatible with the rest of the subdivision at least .5 to 1 acre. What will happen if this plan doesn't work? Chairman Massey closed the public hearing. P&Z Minutes August 7, 1997 Page S oj6 Commissioner Garner moved to table the Master Preliminary Plat. Commissioner Silvia seconded • the motion which failed (2 - 3) with Commissioners Garner and Silvia voting in favor. City Planner Kee expressed concern with not acting on the plat within the time frame specified in the State Statute. The Commission could defer action until the next August 21, 1997 Planning & Zoning Commission Meeting. Commissioner Garner moved to defer action until the August 21, 1997 meeting. Commissioner Silvia seconded the motion which passed (3 - 2) with Chairman Massey and Commissioner Lightfoot voting in opposition. AGENDA ITEM NO. 4: Public Hearing to consider a rezoning request for approximately 6.03 acres in the Nantucket Subdivision along the southside of Nantucket Drive, approximately 400 feet west of State Highway 6 from A-O Agricultural-Open to R-1 Single Family Residential. (97-108) See Agenda Item No. 3 for Staff Report information and Public Hearing information. Commissioner Garner moved to table this rezoning request. Commissioner Silvia seconded which passed (3 - 2) with Chairman Massey and Commissioner Lightfoot voting in opposition. AGENDA ITEM NO. S: Discussion concerning communication issues between the commission and City Council and choosing a liaison to attend Council meetings. • City Planner Kee stated that Mayor McIlhaney will welcome a Planning & Zoning Liaison to attend the Council Meetings. The Commission agreed and directed Staff to set up the schedule for Commissioners to rotate attending the meetings. AGENDA ITEM NO. 6: Other business. The Comprehensive Plan adoption is scheduled for the August 12, 1997 Council Meeting. There will be a Planning & Zoning Commission Workshop held on October 30, 1997 at 6:00 P.M. in the Council Chambers. AGENDA ITEM NO. 8: Adjourn. Commissioner Garner moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Silvia seconded the motion which passed unopposed (5 - 0). TTEST: _, ?.G~~~ ~ ~ lGt, ~_~ 1 ~ cy.~ • Senior Secretary, Debra Charanza P&Z Minutes August 7, 1997 Page 6 of 6 • Re istration Form g (For persons who wish to address the Commission) Date of Meeting ~`> ~ ~, ~~ C~t~'~ Agenda Item No. ~,,, ~ ~ ~T Name ~ a r ~~ ~~ r~ ~ ~ ~_~ _ Address / '~ ~ ~ 3 _S 4-- - v ~ r J L: ~ C ~ - ~ If speaking for an organization, Name of organization: ~ .. .~ ; b ~° Speaker's official capacity: ~~' o~ Subject on which person wishes to s eak: 1 . . ~. .~ ~~ -~- --- ~ ~ Q 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 ~l -f' 7 Agenda Item No. ~_ Name Address If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which to speak: ~--1~,0 " 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. ~~ ~ .~ ~~ I i Name ~~ 'i ~~' Address ~ ~ ~ i ~~ ~,~~ ~ ~;~,,~;~~;~~ , ~r~. - ~-~<. If speaking for an organization, Name of organization: . i"~;1. Speaker's official 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. • Re i r ' g st anon Form (For persons who wish to address the Commission) Date of Meeting _ r~.~ Agenda Item No. Name ;t?~<.-~~Gi ~t l`(C ~.~r!? Address ~° ~>' ~~~ ,~ ~ ~ a If speaking for an organization, Name of organization: Speaker's official capacity: Subject ~~n 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 ~' 7 S 7 Agenda Item No, it -.3 ~ ~ =~ c' 7 - /c'; Name ~~ ~~~ . lit-;~ ~ti~~ ~~ K ~ ,~-~ ~ ti' Address ~I7~' ~ 5;: ,2, ~ci s r~/3 ~~' If speaking for an organization, Name of organization: Speaker' official capa~ty. 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. • Re istration Form g (For persons who wish to address the Commission) Date of Meeting ~ ~ 1 ` °~ ~ Agenda Item No. Name I !~ ~ ri.1~ r a m ~ J e~~~ Address 1 `~ Z- 5 ~ a-~ a r ~~ L~ ~ If speaking for an organization, Name of organization: Speaker's official capacity: S ~ mew Subject on which person wishes to speak: S b rn ~. 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 ~~ 7 ~4 ~ Agenda Item No. ~- Name I~A~YrJ~ A • ~E-.1c.~ra~ Address ll009 l~ •~~•.I ~ ~ 1Je.. GS If speaking for an organization, Name of organization: Speaker's official capacity: 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. Subject on which person wishes to speak: / istration Form Reg (For persons who wish to address the Commission) ~" ~~ i Date of Meeting Agenda Item No. ' Name ~ ~, ti~ ~~,', ,~ ,~., ~ ~;7~~' ~. ~ ;~ ,R.~ ,~ Address ~ ~~ ~ y ,~ ~~- ~ c~ ~- r c ~~- i If speaking for an organization, Name of organization: ~ ~v, Speaker's official capacity: ~`' '' t (,'~C ~ r ~ ~~ ~~~ Subject on which person wishes to speak: ~. ,. ~~ ,h . ~ , ~ - 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. • Re istration Form g (For persons who wish to address the Commission) Date of Meeting ~ " 7 Agenda Item No. ~;3 . ~ Name •~ ~ ~ 1 S ~` Address 2 ~ 1N Q If speaking for an organization, Name of organization: Speaker's official capacity: 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. ~lannin~ e~' Zoning Commission Guest ~,e~ister Date 7 ~~ 1. ~ ~ ~ / s Je~f --~ `S '-~ ; -~-~ ~ C/ ~ ' ~~ {. .i' u ~ ~-~~-~ ,~ 8. M~ GMeJ ~ ~•A~~::~~ , 9. ' 1?~ ~~^- -r ~.~.., ~,- 11. l.~dv~t~ ~~tiv' • ~ ~ (. 12. W 13. '~ ~~. ,. ,:. 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