HomeMy WebLinkAbout03/07/2019 - Minutes - Planning & Zoning CommissionMarch 7, 2019 P&Z Workshop Meeting Minutes Page 1 of 4
MINUTES PLANNING & ZONING COMMISSION
Workshop Meeting
March 7, 2019 6:00 p.m. CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Jeremy Osborne, Bill Mather, Dennis Christiansen, Elizabeth Cunha and Joe Guerra COMMISSIONERS ABSENT: Casey Oldham CITY COUNCIL MEMBERS PRESENT: Jerome Rektorik CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Carol Cotter, Erika Bridges, Justin
Golbabai, Alaina Chafin, Lauren Hovde, Alyssa Halle-Schramm, Jason Schubert, Tim Horn, Alma Guerra, Carla Robinson, Eric Chafin and Kristen Hejny
1. Call the meeting to order. Chairperson Kee called the Workshop Meeting to order at 6:00 p.m. 2. Discussion of consent and regular agenda items. There was no discussion. 3. Discussion of new development applications submitted to the City. New Development Link: www.cstx.gov/newdev
There was no discussion. 4. Discussion of Minor and Amending Plats approved by Staff.
*Final Plat (Minor Replat) ~ University Heights Phase 4 ~ Case #FPCO2018-000018
*Final Plat (Minor Replat) ~ Lemon Tree Addition, Block 3, Lots 13A & 13B ~ Case #FP2018-000030 There was no discussion. 5. Presentation, discussion, and possible action regarding the consideration of the 2018 P&Z Plan of Work. Planning Administrator Golbabai was available to present updates on the Plan of Work including the 2018 Existing Conditions Report and the Comprehensive Plan Contract update.
Commissioner Guerra arrived at 6:01 p.m.
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Chairperson Kee asked about the Economic Development updates and the Woodcreek neighborhood
meeting regarding a city initiated rezoning. Director of Planning & Development Prochazka stated that the Woodcreek neighborhood meeting was
held on March 6th to discuss concerns and opportunities related to commercial development in the area. 6. Presentation, discussion, and possible action regarding recommendations related to the Neighborhood
Conservation Overlay (NCO) zoning district and its associated standards and processes. Director of Planning & Development Services Prochazka presented recommendations for process changes and potential ordinance amendments to the Commission, and requested feedback. Commissioner Mather asked about the recommendations in regards to rental property that are parent-owned and child-occupied in relation to the number of unrelated occupants. Director of Planning & Development Services Prochazka stated the Unified Development Ordinance’s definition of “family” addresses the limitation to unrelated occupancy. Ms. Prochazka also stated that the ownership/tenant relationship does not affect how the number of unrelated is calculated and enforced.
Commissioner Mather asked how the limitation to unrelated household occupancy will be enforced, documented and administrated.
Director of Planning & Development Services Prochazka stated that occupancy limitation will be enforced on a complaint basis by Code Enforcement.
Commissioner Cunha asked if a neighborhood with a Home Owner’s Association could apply for a Neighborhood Conservation Overlay. Director of Planning & Development Services Prochazka stated that an HOA can apply for an overlay. Commissioner Cunha asked if the City will have petition standards for overlays. Director of Planning & Development Services Prochazka stated that staff is recommending there be a petition template that will include a map, list of standards, names, address and legal description of properties in the area as part of a handbook for neighborhoods to utilize.
Commissioner Osborne asked when Neighborhood Conservation Overlays were adopted. Director of Planning & Development Services Prochazka responded that NCOs were adopted in 2007. Commissioner Osborne asked for the overall policy goal.
Director of Planning & Development Services Prochazka stated that NCOs are a way to provide neighborhoods a means to protect unique character and integrity of the neighborhood. Commissioner Osborne asked if any other statutory rules exist for neighborhood use. Director of Planning & Development Services Prochazka replied that neighborhoods could also utilize deed restrictions. Commissioner Guerra expressed support for limitations to unrelated household occupancy as a separate
March 7, 2019 P&Z Workshop Meeting Minutes Page 3 of 4
overlay. Mr. Guerra also expressed some concerns for the six-month time limit on petition submission
recommended by staff. Commissioner Guerra asked about regulating limitations to unrelated household occupancy, as it
pertains to grandfathering. Director of Planning & Development Services Prochazka stated that staff would need direction from the
Commission and Council, but a property could be grandfathered to four unrelated occupants as long as the property is leased to four. Ms. Prochazka further explained that if the property were to be leased to three, the grandfathering would fall to three, and so on. Commissioner Christiansen spoke in regards to the initial overlay process, stating that it needs to be better defined by the petition requestors. Mr. Christiansen also stated that there should be a process for property owners within the 200-foot notification area to be included in the NCO, if requested. Chairperson Kee asked if staff saw conflict with an opt-out provision amongst property owners in a proposed NCO. Chairperson Kee also asked if there had been any conversation regarding property owners regulating their on-street parking.
City Attorney Robinson stated the City could not delegate authority under the traffic code to regulate on-street parking. Ms. Robinson also stated that there were currently no talks regarding an opt-out
provision. Commissioner Mather spoke in favor of subdivision plat being the property boundary for an NCO, and
having a higher petition threshold. Commissioner Cunha spoke in favor of subdivision plat lines and one representative from each subdivision to form the stakeholder group. Ms. Cunha spoke in opposition of any occupancy limitation. Commissioner Osborne questioned policy goal about NCO being able to be applied by any neighborhood ten years or older. Mr. Osborne suggest amending UDO to make neighborhoods with existing HOAs ineligible. Mr. Osborne spoke with opposition to the occupancy limitation, stating that it will hurt the student economy. Chairperson Kee spoke in favor of the limited occupancy being separate, a higher threshold than 50%
+1, and the six month timeline. Ms. Kee also stated that she agrees that current neighborhoods with HOAs should be ineligible for an NCO. 7. Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings.
*Thursday, March 14, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and
Regular 6:00 p.m. (Liaison – Mather)
*Thursday, March 28, 2019 ~ City Council Meeting ~ Council Chambers ~ Workshop 5:00 p.m. and Regular 6:00 p.m. (Liaison - Guerra)
*Thursday, April 4, 2019 ~ P&Z Meeting ~ Council Chambers ~ Workshop 6:00 p.m. and Regular 7:00 p.m.
There was no discussion.
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8. Discussion, review and possible action regarding the following meetings: Design Review Board, Bio Corridor Board. There was general discussion. 9. Discussion and possible action on future agenda items - A Planning & 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 Guerra requested a presentation concerning the Greens Prairie Road and Arrington Road widening projects and their proposed timeline with regards to the three multi-family projects and the
Greens Prairie Reserve development. Mr. Guerra also requested a presentation on the impacts that could occur if the County could not come up with their amount to fund the project and how it relates to the Greens Prairie Reserve project. Commissioner Christiansen requested a presentation on parking requirements. 10. Adjourn. The meeting was adjourned at 7:07 p.m. Approved: Attest: ______________________________ ________________________________ Jane Kee, Chairman Kristen Hejny, Admin. Support Specialist
Planning & Zoning Commission Planning & Development Services
March 7, 2019 P&Z Regular Meeting Minutes Page 1 of 6
MINUTES
PLANNING & ZONING COMMISSION
Regular Meeting March 7, 2019 7:00 p.m.
CITY HALL COUNCIL CHAMBERS
College Station, Texas
COMMISSIONERS PRESENT: Jane Kee, Jeremy Osborne, Bill Mather, Dennis Christiansen, Elizabeth Cunha and Joe Guerra COMMISSIONERS ABSENT: Casey Oldham CITY COUNCIL MEMBERS PRESENT: Jerome Rektorik CITY STAFF PRESENT: Jennifer Prochazka, Molly Hitchcock, Carol Cotter, Erika Bridges, Justin Golbabai, Alaina Chafin, Lauren Hovde, Alyssa Halle-Schramm, Jason Schubert, Tim Horn, Alma Guerra, Carla Robinson, Eric Chafin and Kristen Hejny
1. Call Meeting to Order
Chairperson Kee called the meeting to order at 7:15 p.m.
2. Pledge of Allegiance
3. Hear Citizens 4. Consent Agenda 4.1 Consideration, discussion and possible action to approve meeting minutes. *February 21, 2019 ~ Workshop *February 21, 2019 ~ Regular 4.2 Presentation, discussion, and possible action regarding a Final Plat for The Crossing at Wellborn Phase 1 consisting of six commercial lots and one common area on approximately 8.4 acres generally located at the northeast corner of the Wellborn Road and Deacon Drive intersection. Case #FPCO2018-000019
Commissioner Mather motioned to approve the Consent Agenda. Commissioner Guerra seconded the motion, motion passed (6-0).
Regular Agenda
5. Consideration, discussion and possible action on items removed from the Consent Agenda by Commission Action. No items were removed.
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6. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix “A”, “Unified Development Ordinance,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundaries from PDD Planned Development District to PDD Planned Development District on approximately 1.7
acres of land situated in the DelRaye Subdivision Recorded in Volume 3565, Page 335 of the Official Public Records of Brazos County, Texas, more generally located at 3940 Harvey Road. Case #REZ2018-000020 (Note: Final action of this item will be considered at the March 28, 2019
City Council Meeting – Subject to change.) Senior Planner Chafin presented the Rezoning to the Commission and recommended approval with a condition that the applicant provide cross access to the adjacent property to the southwest. Applicant, Crissy Hartl, Mitchell & Morgan Engineers, presented additional information on the Rezoning to the Commission and requested to defer the requirement for providing a cross access easement. Chairperson Kee asked for the number of parking spaces to be added with this rezoning.
Senior Planner Chafin stated that roughly 20 additional spaces will be created. Commissioner Guerra asked in regards to the requested cross access, if the Texas Department of
Transportation (TXDOT) is looking for the access. Senior Planner Chafin stated that TXDOT has identified the need for cross access on this
development. Chairperson Kee asked if there was a mechanism to indicate that cross access would be defined at a later point as a condition on the Planned Development District. Senior Planner Chafin stated that if cross access is not provided with development, there are no guidelines in place to make sure cross access is provided at a later date and would be very difficult to enforce. Commissioner Guerra asked for the use of the property to the southwest of the subject tract.
Senior Planner Chafin stated that the property is zoned Rural, but is currently being used as a multi-family rental. Ms. Chafin also stated that the future land use for this property is Suburban Commercial. Commissioner Osborne asked about the cross access and whether it becomes a negotiation between two private parties when the adjacent property develops.
Senior Planner Chafin stated that the property does not currently meet driveway spacing requirements. Ms. Chafin explained that the requested driveway shared access requirement is to satisfy a current safety issue.
Chairperson Kee opened the public hearing.
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Veronica Morgan, Mitchell & Morgan Engineers, was available to address cross access questions
from the Commission. Chairperson Kee closed the public hearing.
City Attorney Robinson issued a reminder to the Commission that if a condition is placed on the Rezoning, the Commission will need to make a determination that the condition is related to a public
health and safety need and define the connection. Commissioner Guerra asked if the Commission can place a condition of a blanket easement so that the location of the cross access be determined at a later date. City Attorney Robinson recommended that the Commission not put a condition of a blanket easement on the property. Transportation Planning Coordinator Schubert provided additional clarification on cross access and the proposed parking lot expansion. Mr. Schubert further stated that the access easement placement does not need to be defined at this time.
Commissioner Osborne asked if the property owner can defer the construction and negotiate with the adjacent property as to the location of the access easement in the future.
Senior Planner Chafin stated that if Commission’s recommendation is that cross access be provided, but not constructed, the easement area will still need to be delineated.
Commissioner Osborne motioned to recommend approval of the Rezoning with the condition that cross access easement be provided, but not constructed at this time with the condition being necessary for public safety due traffic concerns and property owner welfare. Commissioner Christiansen seconded the motion. There was general discussion. The motion passed (6-0). 7. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Article 4, Zoning Districts,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas, by revising the PDD Planned Development District for approximately 0.6 acres being Haney-Highway 6 Subdivision, Block A, 1R2, generally located at 3125 Texas Avenue South. Case #REZ2019-000002 (Note: Final action of this item will be considered at the March 14, 2019 City Council meeting – subject to change).
Senior Planner Hovde presented the Rezoning to the Commission and recommended approval. Commissioner Christiansen asked if southbound Texas Avenue South traffic is able to make left turns into this property. Senior Planner Hovde stated that the median will allow left turns into the property.
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Chairperson Kee opened the public hearing.
Richard Santowski, Burger King, College Station, spoke in opposition of a drive-thru development citing concerns for generating additional traffic.
Rick Petruska, Smarts Self Storage, College Station, spoke in opposition of the rezoning citing concerns for a median and additional traffic and congestion.
Chairperson Kee closed the public hearing. Chairperson Kee asked why staff is recommending approval of the rezoning. Senior Planner Hovde stated that conditions in the area have changed since the original PDD to warrant the amendment. Chairperson Kee asked for the difference in traffic generation between drive-thrus and sit down developments.
Transportation Planning Coordinator Schubert stated that the difference between drive-thru and non-drive-thrus is roughly three times the amount of traffic.
Commissioner Christiansen asked if a Traffic Impact Analysis (TIA) should have been performed on this property.
Transportation Planning Coordinator Schubert stated that the Commission may request a TIA, but given the current developments, a TIA is not needed and driveway spacing requirements are currently met. Commissioner Guerra asked about the suburban commercial land use standards for drive-thrus. Senior Planner Hovde stated that the development will have to meet Suburban Commercial drive-thru requirements. Commissioner Osborne asked if the development and property would function without a drive-thru.
Applicant, Adam Brumbaugh, Jones & Carter, stated that this property will not work without a drive-thru due to size constraints. Commissioner Christiansen asked if the Applicant has performed a TIA. Mr. Brumbaugh stated there has not been a TIA on the property.
Commissioner Osborne motioned to recommend approval of the Rezoning. Commissioner Guerra seconded the motion. There was general discussion. Commissioner Guerra asked for the C-3 zoning district comparison with new zoning districts.
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Senior Planner Hovde explained that Suburban Commercial replaced C-3 Light Commercial.
There was general discussion
The motion passed (5-1) with Commissioner Cunha voting in opposition. 8. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Article 4, Zoning Districts,” Section 4.2, “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas, to amend the terms of the PDD Planned Development District for the Joint Research Valley BioCorridor Development Project, covering approximately 147 acres that are generally located between State Highway 47, Raymond Stotzer Parkway, Turkey Creek Parkway and the City limit. Case #REZ2018-000014 (Note: Final action of this item will be considered at the March 28, 2019 City Council meeting – subject to change). Senior Planner Chafin presented the Rezoning to the Commission and recommended approval. Commissioner Guerra asked for the reasoning behind increasing the setbacks.
Senior Planner Chafin stated the specific changes to PDD are increasing maximum building setbacks. Ms. Chafin also stated that increasing the setbacks will allow additional parking.
Chairperson Kee opened the public hearing.
No one spoke. Chairperson Kee closed the public hearing.
Commissioner Mather motioned to recommend approval of the Rezoning as presented by Staff. Commissioner Guerra seconded the motion, motion passed (6-0). 9. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” of the Code of Ordinances of the City of College Station, Texas, Section 8.3.E “Streets,” Section 8.3.G, “Blocks,” Section 8.3.V, “Private Streets and Gating of Roadways,” Section 8.4.C, “Streets,” and section 11.2, “Defined Terms” pertaining to
streets and blocks. Case #ORDA2018-000013(Note: Final action of this item will be considered at the March 28, 2019 City Council meeting – subject to change). Senior Planner Hovde presented the Ordinance Amendment to the Commission and recommended approval.
Commissioner Guerra asked for clarification on the exempt single-family developments. Senior Planner Hovde stated that single-family development plats would not have to comply with block length since they do not subdivide property. Commissioner Guerra asked about how context zones delineate between urban, and suburban development.
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Transportation Planning Coordinator Schubert stated that the Thoroughfare Plan context zones
generalize the land use in the area and is subject to further refining. Commissioner Guerra asked when the context class map was adopted by the City.
Transportation Planning Coordinator Schubert stated that the current map was adopted in December 2015.
Chairperson Kee opened the public hearing. No one spoke. Chairperson Kee closed the public hearing. Commissioner Mather motioned to recommend approval of the Ordinance Amendment as presented by Staff. Commissioner Christiansen seconded the motion, motion passed (6-0). 10. Discussion and possible action on future agenda items – A Planning & 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
The meeting adjourned at 8:45 p.m. Approved: Attest: ______________________________ ________________________________ Jane Kee, Chairman Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services