HomeMy WebLinkAbout11/17/2022 - Minutes - Planning & Zoning CommissionNovember 17, 2022 Planning and Zoning Commission Minutes Page 1 of 10
Minutes Planning and Zoning Commission
Regular Meeting November 17, 2022
COMMISSIONERS PRESENT: Chairperson Dennis Christiansen, Commissioners Jason
Cornelius, Bobby Mirza, William Wright, Mark Smith, Melissa McIlhaney, and Thomas Jackson
COUNCIL MEMBERS PRESENT: Councilmember John Nichols CITY STAFF PRESENT: Director of Planning and Development Services Michael Ostrowski,
Assistant Director of Planning and Development Services Molly Hitchcock, City Engineer Carol
Cotter, Transportation Planning Coordinator Jason Schubert, Land Development Review Administrator Anthony Armstrong, Senior Planner Jeff Howell, Staff Planners Robin Macias and Matthew Ellis, Engineer I Lucas Harper, Graduate Engineer II Katherine Beaman-Jamael, Graduate Engineer I Lindsey Pressler, Assistant City Attorney II Leslie Whitten, Administrative
Support Specialist Kristen Hejny, and Technology Services Specialist Joel Lopez
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:03 p.m.
2. Hear Visitors
No visitors spoke.
3. Consent Agenda 3.1 Consideration, discussion, and possible action to approve meeting minutes.
• November 3, 2022
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Smith seconded the motion, the motion passed 7-0. 4. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action. No items were removed.
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5. Regular Agenda
5.1 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 changing the zoning district boundary from PDD Planned Development District to PDD Planned Development District on approximately two acres of land located
at Harpers Crossing Block 1 Lot 2, more generally located northeast of the intersection of
Barron Road and William D. Fitch Parkway. Case #REZ2022-000023 (Note: Final action of this item will be considered at the December 8, 2022 City Council meeting – Subject to change).
Staff Planner Macias presented the Rezoning to the Commission recommending
approval. Commissioner Smith asked about the general inquiry staff received on the Rezoning.
Staff Planner Macias clarified that the inquiry asked why the property was being rezoned
again. Commissioner Jackson asked about the parking modifications on the Rezoning, asking if parking is the main modification for the Commission’s consideration.
Staff Planner Macias confirmed that the Commission is considering a modification to the parking requirements because the Suburban Commercial Zoning District does not allow for parking between a structure and single-family residential properties. Staff Planner Macias further explained that parking is proposed to be between the existing medical
office and single-family properties, therefore a modification is being requested.
Chairperson Christiansen opened the public hearing. No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius motioned to recommend approval of the Rezoning, Commissioner McIlhaney seconded the motion, the motion passed 7-0.
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5.2 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 changing the zoning district boundary from PDD Planned Development District to PDD Planned Development District to amend the Concept Plan for approximately 45 acres generally located at 700 Scott & White Drive. Case #REZ2022-000023 (Note: Final action of this item will be considered at the December 8,
2022 City Council meeting – Subject to change).
Administrator Armstrong presented the Concept Plan Amendment to the Commission recommending approval.
Chairperson Christiansen asked for the significance of the tracts and why there are seven
separate tracts. Administrator Armstrong clarified that the original Concept Plan in 2010 showed the Baylor Scott & White Hospital at the core with preliminary planned adjacent lots, so that
each tract will come in on its own for development.
Chairperson Christiansen asked if all seven tracts are under the same ownership. Administrator Armstrong confirmed that all tracts are under the same Planned
Development District (PDD) under the same ownership.
Commissioner Jackson asked if this development is consistent with the Medical District Master Plan.
Administrator Armstrong confirmed that this original PDD is the main anchor for the
east side of State Highway 6 and is consistent with the Medical District Master Plan. Commissioner Mirza asked if all development will be medically related.
Administrator Armstrong confirmed that the proposed use will be medically related.
Developer Representative, Paulina Cristoforo, Walter P. Moore, was available to answer questions from the Commission.
Chairperson Christiansen opened the public hearing.
No visitors spoke. Chairperson Christiansen closed the public hearing.
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Commissioner Wright motioned to recommend approval of the Concept Plan Amendment, Commissioner McIlhaney seconded the motion, the motion passed 7-
0. 5.3 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 changing the zoning district boundary from O Office to MF Multi-Family
on approximately 17 acres of land located at 400 Double Mountain Road. Case #REZ2022- 000006 (Note: Final action of this item will be considered at the December 8, 2022 City Council meeting – Subject to change).
Administrator Armstrong presented the Rezoning to the Commission recommending
denial. Chairperson Christiansen asked for clarification on staff’s recommendation for denial after the Comprehensive Plan Amendment was approved by the Commission and City Council.
Administrator Armstrong stated that the Comprehensive Plan Amendment request to go to Urban Residential would allow for four types of uses MF Multi-Family, TH Townhouse, SC Suburban Commercial, and MU Mixed-Use. Administrator Armstrong further stated that a rezoning to MU Mixed-Use is fitting for this property to be in compliance with the
Medical District Master Plan. Administrator Armstrong also stated that while the
Comprehensive Plan was changed to allow for a different land use, to meet the intention and needs of the Medical District Master Plan, there should be a density and mixing of uses.
Chairperson Christiansen asked in general if the proposal is consistent with the land use
change. Administrator Armstrong clarified that this is an allowed use within the Urban Residential land use category.
Commissioner Cornelius asked for further clarification on the allowed use, and staff’s recommendation of denial on the zoning request because it does not fit with the Master Plan.
Administrator Armstrong clarified that land use is not the same as zoning. Administrator
Armstrong also explained that the Medical District Master Plan still speaks to a dense environment, walkability, and connectivity to the medical core and this development could prohibit the Master Plan from coming to fruition. Administrator Armstrong further stated that staff is in favor of a MF Multi-Family development but would prefer a denser
urban environment.
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Commissioner Cornelius asked if changing the zoning and including the waivers requested would essentially eliminate connectivity and walkability.
Administrator Armstrong confirmed that with MF Multi-Family zoning the development becomes its own environment with its own connectivity, but a Mixed-Use zoning would create walkability throughout.
Commissioner McIlhaney stated that when speaking about the Comprehensive Plan
Amendment, the Baylor Scott & White Hospital was in support of having a place for employees and physicians that is walkable to the hospital. Administrator Armstrong clarified that staff is still supportive of residential development,
but there needs to be connectivity through this development while still providing housing.
Commissioner McIlhaney recalled discussion that the intent was to integrate into the medical center without creating a straight multi-family development.
Commissioner Jackson stated that this property was not consistent with Medical District
Master Plan. Commissioner Jackson expressed the need to follow the Medical District Master Plan and its ideology. Commissioner Wright asked for the walkability of The Huntington.
Administrator Armstrong stated that The Huntington has provided required connectivity per the ordinance. Commissioner Cornelius asked if the change to the zoning would allow them to cut
themselves off from the Midtown Development and the Baylor Scott & White Hospital.
Administrator Armstrong confirmed that the development would be cut off from the rest of the village center urban environment, the medical district, and the clinic.
Commissioner Mirza stated his preference is to see a medically related business within this
area because of the proximity to the Baylor Scott & White Hospital, and stated concerns for the traffic load that would accompany a high-density residential development. Commissioner McIlhaney asked for itemized requirements for a mixed-use development.
Administrator Armstrong clarified that a mixed-use development has maximum setback requirements and a vertical or horizontal mixing of uses, such as Northpoint Crossing. Tristen Fisher, Applicant, Mitchell & Morgan Engineers, was available to present to the
Commission.
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Veronica Morgan, Applicant, Mitchell & Morgan Engineers, addressed the Commission stating that a shared-use path and pedestrian friendly areas in this development will
connect to the neighborhood center through a pedestrian facility. Veronica Morgan also
stated that staff requests on this development are more appropriately addressed with the Preliminary Plan that will be presented to the Commission at a later date. Doug Barlow, Applicant, College Station, addressed the Commission and was available
to answer questions.
Jackie Binks, Applicant, Bryan, addressed the Commission and was available to answer questions.
Commissioner Cornelius asked if the Traffic Impact Analysis (TIA) was completed
through the year 2025, and how much of the property to the east will be developed by 2025, to know the impact. Jackie Binks confirmed that the TIA was completed through 2025.
Brad Brimley, Binkey & Barfield, clarified that the TIA assumed completion of and factored in analysis on the Midtown Reserve development, and accounted for general growth.
Commissioner Jackson asked regarding the TIA and the existing Level of Service D,
how much of the approved but unbuilt development factored into traffic demand calculations. Brad Brimley stated that the assumed Midtown Station and the units for the
proposed development at 400 Double Mountain Road are factored into the calculations.
Commissioner Jackson asked how the other developments that are approved but not yet built are factored in.
Brad Brimley stated that the TIA was only instructed to assume Midtown Station
Apartments. Commissioner McIlhaney asked if there was a reason this is going forward as a multi- family request and not Planned Development District (PDD) with associated waivers.
Veronica Morgan stated that the PDD would not have associated waivers, the waivers are proposed with the Preliminary Plan. Commissioner Smith stated that there is an acceptance of multi-family development on this
property but asked if a multi-family development can be developed without discarding
the Master Plan.
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Veronica Morgan stated that the applicant is following the Master Plan and explained that the waivers with the Preliminary Plan are not in the Master Plan. Veronica Morgan further
explained that there is a requirement within the Master Plan for pedestrian connectivity and
the applicant is providing a shared-use path. Commissioner Smith stated that in the Medical District Master Plan there are block length requirements and asked if the TIA shows that block length requirements are frivolous.
Veronica Morgan stated that block length requirements are for pedestrian and bicycle access and block length requirements chop up a development. Commissioner Cornelius asked how having those streets would negatively impact the
development plan.
Jackie Binks stated that the streets would cut up the project and make it difficult for residents to move across the property.
Commissioner Jackson asked if there was any data to show that mixed-use and office uses
are unsuccessful. Veronica Morgan stated that vacancy surveys presented during the land use plan change show high vacancy rates over the Medical District area.
Commissioner Cornelius asked if the Commission would be able to require bicycle paths with the Preliminary Plan. Administrator Armstrong stated that the bicycle path is being proposed but is not required.
Administrator Armstrong further stated that the ordinance requires the streets to be
projected as a subdivision regulation requirement. Commissioner Cornelius asked if street projections can be required on the Rezoning.
Director Ostrowski stated that requiring street projections on the Rezoning would create a
conditional rezoning, which is not recommended by staff. Chairperson Christiansen asked if the Commission has the authority to approve the Preliminary Plan with the condition that pedestrian and bicycle facilities be provided.
Director Ostrowski confirmed that the Commission can grant conditional approval on the Preliminary Plan. Commissioner Cornelius asked for clarification on requiring pedestrian and bicycle paths
on the Preliminary Plan.
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Administrator Armstrong confirmed that the paths can be a conditional approval on the Preliminary Plan.
Commissioner McIlhaney asked if there is any insight about the intent of the connectivity related to vehicle versus pedestrian facilities within the Medical District Master Plan. Administrator Armstrong stated that the intent was to have short walkable blocks with wide
sidewalks along streets with parking per the cross-section. Administrator Armstrong
also stated that the proposal by the applicant to provide just a 10-feet wide multi-use path with a fence on either side to not allow people into the development does not meet the walkability of the Medical District Master Plan.
Commissioner Cornelius asked for clarification on the street widths in the area.
Administrator Armstrong clarified that the village center adopted with the PDD contains cross sections required with the Midtown District, the remaining streets would have to meet the minimum standard required by ordinance.
Commissioner Cornelius asked if the Commission would have authority to condition the size of bicycle or pedestrian paths on the Preliminary Plan. Administrator Armstrong explained that the Commission could place a condition on the
Preliminary Plan.
Chairperson Christiansen opened the public hearing. No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Wright stated that nothing presented tonight was different from the Comprehensive Plan Amendment, spoke in support of the Rezoning, and would like
sidewalk connectivity conditions placed on the Preliminary Plan.
Commissioner Wright motioned to recommend approval of the Rezoning, Commissioner Cornelius seconded the motion.
Commissioner Smith spoke in support of the Rezoning stating that this zoning does not
prohibit the development of this property in such a way that it is complaint with Master Plan, and conditions placed on the Preliminary Plan will make the difference. Commissioner McIlhaney spoke in support of Rezoning and the opportunity to put
restrictions on the Preliminary Plan at a later date, not compromising the overall District
Plan.
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Commissioner Mirza expressed reservations for the Rezoning citing concerns for the amendments.
Commissioner Jackson spoke against the Rezoning expressing concerns with too much density, an inconsistency with the Medical District Master Plan, and inconsistencies with the traffic level of service.
Commissioner Cornelius expressed reservations with connectivity and supported making
suggestions or requirements on the Preliminary Plan to make sure there is ease of connectivity with Midtown and the Baylor Scott &White Hospital. Chairperson Christiansen stated that the Baylor Scott & White Hospital and Midtown are
in favor of this development, and everything presented with the Rezoning was consistent
with the Comprehensive Plan Amendment. The motion passed 5-2, with Commissioners Jackson and Mirza voting in the negative.
6. Informational Agenda
6.1 Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
6.2 Discussion of Minor / Amending Plats approved by Staff:
• Willow Run Phase 1; Lots 1-AR-1, 1-AR-2 & 1-CR ~ Case #FP2022-000014
There was no discussion.
6.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Monday, November 21, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Smith)
• Cancelled ~ Thursday, December 1, 2022 ~ P&Z Meeting ~ 6:00 p.m.
• Thursday, December 8, 2022 ~ City Council Meeting ~ Council Chambers ~
Open Meeting 6:00 p.m. (Liaison – Christiansen)
• Thursday, December 15, 2022 ~ P&Z Meeting ~ 6:00 p.m. There was no discussion.
6.4 Presentation and discussion regarding an update on items heard:
• A Comprehensive Plan Amendment to expire the East College Station Transportation
Study, Central College Station Neighborhood Plan, Eastgate Neighborhood Plan,
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Southside Area Neighborhood Plan, and South Knoll Neighborhood Plan. The Planning & Zoning Commission heard this item on November 3, 2022 and voted (7-0)
to recommend approval. The City Council heard this item on November 10, 2022 and
voted (7-0) to approve the request.
•An Ordinance Amendment regarding the allowable location for single-family parking.The Planning & Zoning Commission heard this item on November 3, 2022 and voted
(7-0) to recommend approval. The City Council heard this item on November 10, 2022
and voted (7-0) to approve the request.
There was no discussion.
6.5 Discussion and review regarding the following meetings: Design Review Board,
BioCorridor Board.
•None
There was no discussion.
7.Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not beengiven. 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 agendafor a subsequent meeting.
There was no discussion.
8.Adjourn
The meeting adjourned at 7:24 p.m.
Approved: Attest:
___________________________________ _________________________________ Dennis Christiansen, Chairperson Kristen Hejny, Board Secretary Planning & Zoning Commission Planning & Development Services