HomeMy WebLinkAbout08/06/2009 - Minutes - Planning & Zoning Commission(*OF""
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MINUTES
PLANNING AND ZONING COMMISSION
Workshop Meeting
Thursday, August 6, 2009,
6:00 p.m.
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas
COMMISSIONERS PRESENT: Chairman John Nichols, Doug Slack, Paul Greer, Mike
Ashfield, Scott Shafer, Tom Woodfin, and Hugh Stearns
COMMISSIONERS ABSENT: None
CITY COUNCIL MEMBERS PRESENT: Dennis Maloney and Larry Stewart
CITY STAFF PRESENT: Senior Planners Jennifer Prochazka and Lindsay Kramer, Staff
Planners Jason Schubert, Matt Robinson, and Matthew Hilgemeier, Assistant City Engineer Josh
Norton, City Engineer Alan Gibbs, Transportation Planning Coordinator Joe Guerra, Director
Bob Cowell, Assistant City Attorney Adam Falco, Action Center Representative Carrie
McHugh, and Staff Assistant Brittany Caldwell
1. Call the meeting to order.
Chairman Nichols called the meeting to order at 6:00 p.m.
2. Discussion of consent and regular agenda items.
There was general discussion regarding Consent Agenda items 3.1 and 3.2 and Regular
Agenda item 6.
3. Discussion of Minor and Amending Plats approved by Staff.
• Dos Lagos (09-500106)
There was no discussion.
4. Presentation, possible action, and discussion regarding an update to the Commission on
the status of items within the 2009 P&Z Plan of Work (see attached). (JS)
Jason Schubert, Staff Planner, gave an update regarding the 2009 P&Z Plan of Work.
August 6, 2009 P&Z Workshop Meeting Minutes Page] of 3
5. Presentation, possible action, and discussion regarding street connectivity. (JG)
Joe Guerra, Transportation Planning Coordinator, gave a presentation regarding street
connectivity and described the present state of connectivity and the metrics used to
measure connectivity. He also discussed the findings and analysis of subdivision
connections to thoroughfares.
Chairman Nichols recessed the Workshop meeting at 6:57 p.m.
Chairman Nichols reconvened the Workshop meeting at 9:18 p.m.
There was general discussion regarding subdivision connections to thoroughfares.
6. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming
Meetings.
❖ Monday, August 17, 2009 - City Council Meeting - Council Chambers - 7:00 p.m.
❖ August 20, 2009 - Planning & Zoning Meeting - Council Chambers - Workshop
6:00 p.m. and Regular 7:00 p.m.
Chairman Nichols reviewed the upcoming meeting dates for the Planning & Zoning
Commission.
7. Presentation, possible action, and discussion regarding the Bicycle, Pedestrian, and
Greenways Plan.
There was no discussion.
8. Discussion and possible action regarding subcommittee appointments and appointment of
a Planning & Zoning Commissioner to the Neighborhood Plan Stakeholder Resource
Team. (BC)
Chairman John Nichols stated that appointments needed to be made to the Wolf Pen
Creek Oversight Committee, Platting Requirements and Standards Subcommittee, and
Neighborhood Plan Stakeholder Resource Team.
Chairman Nichols appointed Commissioner Shafer to the Wolf Pen Creek Oversight
Committee, Commissioner Greer to the Platting Requirements and Standards
Subcommittee, and Commissioner Ashfield to the Neighborhood Plan Stakeholder
Resource Team.
9. Discussion, review and possible action regarding the following meetings: Design Review
Board, Council Transportation Committee, Joint Parks/Planning and Zoning
Subcommittee, Wolf Pen Creek Oversight Committee, Platting Requirements and
Standards Subcommittee, Neighborhood Plan Stakeholder Resource Team.
There was no discussion.
August 6, 2009 P&Z Workshop Meeting Minutes Page 2 of 3
10. Discussion and possible action on future agenda items - A Planning and Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
There was no discussion.
11. Adjourn.
Commissioner Greer motioned to adjourn the meeting. Commissioner Shafer
seconded the motion, motion passed (7-0).
Meeting adjourned at 9:39 p.m.
Appro
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U
J chols, Chairman
Pl ing and Zoning Commission
Attest:
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Britty C dwel , Staff Assistant
Planning and Development Services
August 6, 2009 P&Z Workshop Meeting Minutes Page 3 of 3
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CITY 01? C'01IJr10~" STXFTON
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MINUTES
PLANNING AND ZONING COMMISSION
Regular Meeting
Thursday, August 6, 2009,
7:00 p.m.
City Hall Council Chambers
1101 Texas Avenue
College Station, Texas
COMMISSIONERS PRESENT: Chairman John Nichols, Doug Slack, Paul Greer, Mike
Ashfield, Scott Shafer, Tom Woodfin, and Hugh Stearns
COMMISSIONERS ABSENT: None
CITY COUNCIL MEMBERS PRESENT: Dennis Maloney and Larry Stewart
CITY STAFF PRESENT: Senior Planner Jennifer Prochazka, Staff Planners Jason Schubert,
Matt Robinson, and Matthew Hilgemeier, Assistant City Engineer Josh Norton, City Engineer
Alan Gibbs, Transportation Planning Coordinator Joe Guerra, Director Bob Cowell, Assistant
City Attorney Adam Falco, Action Center Representative Carrie McHugh, and Staff Assistant
Brittany Caldwell
Call meeting to order.
Chairman John Nichols called the meeting to order at 7:05 p.m.
2. Hear Citizens.
None
3. Consent Agenda
3.1 Consideration, discussion, and possible action to approve meeting Minutes.
• May 21, 2009 - Regular
• June 18, 2009 - Workshop
• June 18, 2009 - Regular
• July 2, 2009 - Workshop
• July 2, 2009 - Regular
August 6, 2009 P&Z Regular Meeting Minutes Page 1 of 5
3.2 Presentation, possible action, and discussion on a Final Plat for Spring Creek
Commons Phases 4 & 5, consisting of ten lots on 24.588 acres located in the
general vicinity of the northeast corner of State Highway 6 South and William D.
Fitch Parkway. Case #09-00500126 (JS)
Commissioner Greer motioned to approve Consent Agenda item 3.1 and item 3.2
with the condition that the following Staff Review Comments are addressed.
Commissioner Woodfin seconded the motion, motion passed (5-2). Commissioners
Shafer and Ashfield abstained from the vote.
• Remove the label "Preliminary, For Review Purposes Only" associated with the
Surveyor Certifications on first and second sheets.
• Revise the label for each proposed easement by stating "P.U.E." only, not "P.U.E.
ESMT." which is redundant.
• As per the applicant's request, add the following note to the plat: "No buildings, fences,
or other permanent improvements shall be constructed or placed upon, over or across
the easements as shown, provided that the owner shall have the right to use the property
within the boundaries of the easements in any manner which does not unreasonably
interfere with the rights of public utilities, including without limitation, ingress and
egress, landscaping (excluding trees and other large vegetation that will interfere with
the rights of public utilities) and the right to pave the property and use the same as a
parking lot or roadway. In addition, utility easements may also be used for the mutual
use and accommodation of all public utilities desiring to use or using the same unless
the easement limits the use to particular utilities, said use by public utilities being
subordinate to the public's and city's use thereof."
• As per the applicant's request, add the following note to the plat: "The city and public
utility entities shall have the right to remove and keep removed all parts of any
buildings, fences or other permanent improvements or trees or large vegetation which
may in any way endanger or interfere with the construction, maintenance, or efficiency
of their respective systems in said easements. The city and public entities shall at all
times have the full right of ingress and egress to or from their respective easements for
the purpose of constructing, reconstructing, inspecting, patrolling, maintaining, reading
meters, and adding to or removing all or parts of their respective systems without the
necessity at any time procuring permission from anyone.
• Remove the labels, notation, etc., that state that a portion of the 15' Water & Sewer
Easement is being abandoned by the plat. The abandonment of the easement will need
to be approved by City Council through the easement abandonment application and
process.
• The proposed 15-foot public utility easement for the sanitary sewer main connection
east of Lakeway is not properly located. Please revise to match the utility's location as
illustrated on the construction documents. In addition, due to the depth of this main the
easement needs to be 20 feet wide and dimensioned appropriately.
• The public infrastructure required as part of this plat is to be constructed and accepted
by the City or a Guarantee of Performance provided, as described in UDO Section
8.6.13, before the plat can be filed for record at the Courthouse.
August 6, 2009 P&Z Regular Meeting Minutes Page 2 of 5
Regular Agenda
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
No items were removed from the Consent Agenda.
5. Presentation, possible action, and discussion on Variance Requests to Section 8.2.A.7.b
Relation to Adjoining Street Systems of the Unified Development Ordinance, and
presentation, possible action, and discussion on a Preliminary Plat for Emerald Ridge
Estates Phases 1 & 2, consisting of 40 lots on 45.073 acres generally located east of
Sandstone Subdivision and south of Emerald Forest Phase 7, at the terminus of Emerald
Parkway. Case #09-00500125 (JP)
Jennifer Prochazka, Senior Planner, presented the variance requests to Section 8.2.A.7.b
Relation to Adjoining Street Systems for the two unplatted tracts lying to the east of the
subject property and recommended denial, and recommended approval for the
southernmost adjacent unplatted property. Ms. Prochazka also stated that the preliminary
plat included a discretionary item related to right-angle lots. She stated if the variance
requests are granted and the Commission agrees with the discretionary item then staff
recommends approval of the preliminary plat.
Paul Leventis, 1722 Broadmoor Drive Suite 212, gave a history of the property located at
2251 Sebesta Road and said that projecting a street inhibits his ability to create larger lots
and keeping the integrity of the neighborhood. He also stated that gating the
development helps market the property.
Chairman Nichols said that his concern is the possibility that Dr. Watson's property could
be landlocked if the land swap did not occur. He suggested that the plat be brought back
to the Commission when the issue was resolved.
Dr. Watson, 2108 Bent Oak Street, stated that he would like the legal issues resolved
before the plat moves forward.
There was concern amongst the Commission regarding the gating of the development and
the limitation that puts on pedestrian access.
Chairman Nichols suggested adding a public access easement to the plat.
Commissioner Woodfin motioned to deny the variances to Section 8.2.A.7.b Relation
to Adjoining Street Systems for the two unplatted tracts lying to the east of the
subject property and for the southernmost adjacent unplatted property.
Commissioner Stearns seconded the motion, motion passed (7-0).
Commissioner Slack motioned to approve the discretionary item related to right-
angle lots. Commissioner Greer seconded the motion, motion passed (7-0).
August 6, 2009 P&Z Regular Meeting Minutes Page 3 of 5
Commissioner Shafer motioned to deny the preliminary plat. Commissioner Greer
seconded the motion, motion passed (7-0)
6. Public hearing, presentation, possible action, and discussion regarding a Rezoning from
R-1, Single-Family Residential and PDD, Planned Development District to PDD,
Planned Development District for 3.714 acres located at 1600, 1600A, 1604, 1606A,
1608A, 1624, 1624A, 1626, 1626A, 1626B and 1628 Park Place and more generally
located east of Scandia Apartments. Case #09-00500141 (MR)
Matt Robinson, Staff Planner, presented the Rezoning and recommended approval.
There was discussion regarding the flooding on Pamela Chmelar's lot.
Chairman Nichols opened the public hearing.
Rabon Metcalf, RME Consulting Engineer, stated that the infrastructure currently was
not constructed, but when constructed would retain most of the run-off that was causing
the flooding on Pamela Chmelar's lot. He said that the street is proposed to be curb and
gutter.
Cedric Johnson, 1629 Park Place, said that he was appreciative of the parking changes
that were made on Park Place.
Pamela Chmelar, 1602 Park Place, stated that flooding still occurs behind her house and
she needs assurance that this won't continue happening.
Commissioner Stearns asked how flooding was going to be prevented during
construction.
Mr. Metcalf stated that a channel would be constructed to prevent flooding during
construction.
Chairman Nichols closed the public hearing.
Commissioner Greer motioned to approve the Rezoning. Commissioner Woodfin
seconded the motion, motion passed (7-0).
7. Discussion and possible action on future agenda items - A Planning and Zoning Member
may inquire about a subject for which notice has not been given. A statement of specific
factual information or the recitation of existing policy may be given. Any deliberation
shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
Commissioner Stearns expressed concern about outdoor living areas violating the City's
Open Storage Ordinance.
8. Adjourn.
August 6, 2009 P&Z Regular Meeting Minutes Page 4 of 5
Commissioner Greer motioned to adjourn the meeting. Commissioner Slack
seconded the motion, motion passed (7-0).
Meeting adjourned at 9:17 p.m.
App e
r .
G Y. ~
J ichols, Chairman
P nning and Zoning Commission
Attest:
UK 11111 A 4 1 PL&4W All 4
Britta y C we , Staff Assistant
Planning and Development Services
August 6, 2009 P&Z Regular Meeting Minutes Page 5 of 5
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From: Katherine Kelly <kate-kelly@tamu.edu>
To: <jprochazka@cstx.gov>
Date: 8/6/2009 1:10 PM
Subject: Emerald Ridge Development
Dear Planning and Zoning Commission
As a current and future resident of Emerald
Forest subdivision, I am writing this e-mail in
support of the variance to eliminate a street
projection to the east of the proposed Emerald Ridge Subdivision.
This area is in the flood plain - no further development should be
allowed in a flood plain area. The existing property owners of this
area currently have access to their property.
An existing street projection in this area will cause an increase in
traffic and create future drainage issues if the property in the flood
plain becomes developed.
We fully support the developer in their efforts to preserve the Flood
Plain and eliminate any future development that will increase traffic
through this area. We ask for your consideration and approval of this
Variance for Emerald Ridge.
Thank you
Mike Cronan and Kate Kelly
8606 Walnut Bend
College Station TX 77845
979 693 8613
Page 1 of 1
Brittany Caldwell - please forward to Planning and Zoning, August 6, 7 pm meeting!
From: Anne Barnby <abarnby@yahoo.com>
To: <jprochazka@cstx.gov>
Date: 8/6/2009 8:57 AM
Subject: please forward to Planning and Zoning, August 6, 7 pm meeting!
CC: <pdstartzman@gmail.com>
Dear Planning and Zoning Commission,
(Please forward this to the Planning and Zoning Commission, August 6, 2009, 7:00 p.m. Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of
the proposed Emerald Ridge Subdivision. This area is in the flood plain - no further
development should be allowed in a flood plain area. The existing property owners of
this area currently have access to their property.
An existing street projection in this area will cause an increase in traffic and create
future drainage issues if the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and
eliminate any future development that will increase traffic through this area. We
respectfully ask for your consideration and approval of this Variance for Emerald
Ridge.
Thank you for your consideration in this important matter,
Grant and Anne Barnby
8801 Sandstone
979-696-2992
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From: virginia fitzgerald <gini.fitzgerald@gmail.com>
To: <jprochazka@cstx.gov>
CC: <Paull@BrazosTrace.com>, <pdstartzman@gmail.com>
Date: 8/5/2009 6:35 PM
Subject: EMERALD RIDGE SUBDIVISION
DEAR JENNIFER,
THIS E-MAIL IS IN SUPPORT OF THE VARIANCE TO ELIMINATE A STREET
PROJECTION TO THE EAST OF THE PROPOSED EMERALD RIDGE SUBDIVISION. THIS
AREA IS FLOOD PLAIN. NO FURTHER DEVELOPMENT SHOULD BE ALLOWED IN A
FLOOD PLAIN AREA. THE EXISTING PROPERTY OWNERS OF THIS AREA CURRENTLY
HAVE ACCESS TO THEIR PROPERTY.
AN EXISTING STREET PROJECTION IN THIS AREA WILL CAUSE AN INCREASE
IN TRAFFIC AND CREATE FUTURE DRAINAGE ISSUES IF THE PROPERTY IN FLOOD
PLAIN BECOMES DEVELOPED.
I FULLY SUPPORT THE DEVELOPER IN THEIR EFFORTS TO PRESERVE THE
FLOOD PLAIN AND ELIMINATE ANY FUTURE DEVELOPMENT THAT WILL INCREASE
TRAFFIC THROUGH THIS AREA. I ASK FOR YOUR CONSIDERATION AND APPROVAL
OF THIS VARIANCE FOR EMERALD RIDGE.
PLEASE FORWARD THIS E-MAIL TO THE PLANNING & ZONING COMMISSION
FOR THE AUGUST 6 MEETING
SINCERELY,
VIRGINIA FITZGERALD
8901 SANDSTONE DR
COLLEGE STATION, TX
Page 1 of 1
Brittany Caldwell - Zoning item request
From:
John and Laura Case <caselj@gmail.com>
To:
<jprochazka@cstx.gov>
Date:
8/6/2009 7:34 AM
Subject:
Zoning item request
CC:
<pdstartzman@gmail.com>
Dear Planning and Zoning Commission, (Please forward this to the Planning and Zoning Commission, August 6,
2009, 7:00 p.m. Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed Emerald
Ridge Subdivision. This area is in the flood plain - no further development should be allowed in a flood plain
area. The existing property owners of this area currently have access to their property.
An existing street projection in this area will cause an increase in traffic and create future drainage issues if
the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future
development that will increase traffic through this area. We ask for your consideration and approval of this
Variance for Emerald Ridge.
Sincerely,
John H. Case, D.D.S., M.S.
2002 Indian Trail
College Station, TX 77845
weIRLocal Settings\Temp\XPRrpwise\4A7A8FFDCit... 8/6/2009
Page 1 of 1
Brittany Caldwell - Emerald Ridge Subdivision
: 7.- -
From: Susan Gade <segade@msn.com>
To: <jprochazka@cstx.gov>
Date: 8/5/2009 9:58 PM
Subject: Emerald Ridge Subdivision
CC: <pdstartzman@gmail.com>, <paull@brazostrace.com>
Dear Planning and Zoning Commission,
(Please forward this to the Planning and Zoning Commission, August 6, 2009, 7:00 p.m.
Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed Emerald
Ridge Subdivision. This area is in the flood plain -no further development should be allowed in a flood plain
area. The existing property owners of this area currently have access to their property.
An existing street projection in this area will cause an increase in traffic and create future drainage issues if
the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future
development that will increase traffic through this area. We ask for your consideration and approval of this
Variance for Emerald Ridge.
Ti *w Er s t44 N a de,
hcaldwel]\Local Settings\Temp\XPgrpwise\4A7A9055Cit... 8/6/2009
Page 1 of 1
Brittany Caldwell - Emerald Ridge Plans
From: "Priscilla Benjamin" <pfb@suddenlink.net>
To: <jprochazka@cstx.gov>
Date: 8/5/2009 7:17 PM
Subject: Emerald Ridge Plans
CC: <pdstartzman@gmail.com>
Please forward this to the Planning and Zoning Commission, August 6, 2009, 7. 00
p.m. Meeting
Dear Planning and Zoning Commission,
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed
Emerald Ridge Subdivision. This area is in the flood plain - no further development should be
allowed in a flood plain area. The existing property owners of this area currently have access to their
property.
An existing street projection in this area will cause an increase in traffic and create future drainage
issues if the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future
development that will increase traffic through this area. We ask for your consideration and approval
of this variance for Emerald Ridge.
Ludy and Priscilla Benjamin
2001 Indian Trail
College Station, TX 77845
Page 1 of 1
Brittany Caldwell - re: variance to eliminate street in Emerald Forest Flood Plain
From: "Jeff and Beth Paine" <jpaine6@suddenlink.net>
To: <jprochazka@cstx.gov>
Date: 8/5/2009 11:40 AM
Subject: re: variance to eliminate street in Emerald Forest Flood Plain
Dear Planning and Zoning Commission, (Please forward this to the Planning and Zoning Commission,
August 6, 2009, 7:00 p.m. Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed
Emerald Ridge Subdivision. This area is in the flood plain - no further development should be allowed
in a flood plain area. The existing property owners of this area currently have access to their
property.
An existing street projection in this area will cause an increase in traffic and create future drainage
issues if the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future
development that will increase traffic through this area. We ask for your consideration and approval
of this Variance for Emerald Ridge. My family and 1 live on Sandstone and greatly value the
neighborhood integrity of Sandstone, Emerald Forest, Foxfire and Woodcreek. We moved here
because our former neighborhood by Bee Creek Park had become a traffic filled rental area. We
don't want to see this happen again by the city allowing a through street to be built. We have also
been on the receiving end of homes flooding in the Bee Creek area and don't want to city to create
this problem by allowing a street built on the flood plain.
Thank you-
Elizabeth A Paine
file://C:\Documents and Settings\bcaldwell\Local Settings\Temp\XPgrpwise\4A797DDECit... 8/5/2009
Message Page 1 of 1
Brittany Caldwell - Emerald Ridge Variance
From: "Jeff Lehde" <jefflehde@myplantpeople.com>
To: <jprochazka@cstx.gov>
Date: 8/5/2009 2:43 PM
Subject: Emerald Ridge Variance
CC: "Paul Leventis" <paull@brazostrace.com>, "'Patricia Startzman"' <pdstart...
Dear Planning and Zoning Commission,(Please forward this to the Planning and Zoning Commission,
August 6, 2009, 7:00 p.m. Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed
Emerald Ridge Subdivision. This area is in the flood plain - NO - further development should be
allowed in a flood plain area here or anywhere else. The existing property owners of this area currently
have access to their property.
An existing street projection in this area will cause an increase in traffic and create future drainage
issues if the property in the flood plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future
development that will increase traffic through our neighborhood. We ask for your consideration and
approval of this Variance for Emerald Ridge.
Emerald Forest Homeowner 8430 Turtle Rock Loop
Sincerely,
Jeffrey N. Lehde
Jeff Lehde, MS; BCMA
Board Certified Master Arborist
Plant People, LLC
file://C:\Documents and Settings\bcaldwell\Local Settings\Temp\XPgrpwise\4A799C92City... 8/5/2009
From: Rita Ewing <ritaewing@yahoo.com>
To: <jprochazka@cstx.gov>
CC: <pstartzman@gmail.com>
Date: 8/5/2009 10:46 PM
Subject: Emerald Ridge Variance
Dear Ms. Prodhazka,
See below.
Dear Planning and Zoning Commission, (Please forward this to the Planning and Zoning Commission, August 6, 2009, 7:00 p.m.
Meeting)
This e-mail is in support of the variance to eliminate a street projection to the east of the proposed Emerald Ridge Subdivision. This
area is in the flood plain - no further development should be allowed in a flood plain area. The existing property owners of this area
currently have access to their property.
An existing street projection in this area will cause an increase in traffic and create future drainage issues if the property in the flood
plain becomes developed.
We fully support the developer in their efforts to preserve the Flood Plain and eliminate any future development that will increase
traffic through this area. We ask for your consideration and approval of this Variance for Emerald Ridge.
Page 1 of 1
Brittany Caldwell - Planning and Zoning hearing: August 6,2009
. .
From: "Patricia Meronoff' <pmeronoff@bruchez.com>
To: <jprochazka@cstx.gov>
Date: 8/6/2009 10:09 AM
Subject: Planning and Zoning hearing: August 6,2009
Jennifer,
Would you please forward this email to the Planning and Zoning Commission?
Dear Commission,
I am a resident of the FoxFire subdivision. I have been made aware of the planned development in the area to
be called Emerald Ridge subdivision. It is my understanding that the City has denied the developer's request for
a variance to eliminate a street projection to the land parcels to the east of the proposed subdivision.
I would like to voice my support for such variance. It is my understanding that the land to the east is in the flood
zone and should not be developed for residential use. All residents in the area and proposed development have
road access and I see no reason to create a potential for a future road that will cause drainage issues and
congestion problems in the area.
I ask that you approve the developer's request for a variance as I believe it is a quality development and in the
best interest of the citizens residing in and around the proposed development. Thank you for your
consideration.
Patricia E. Meronoff
\4A7AD 15 5 C it... 8/6/2009