HomeMy WebLinkAbout03/02/2023 - Minutes - Planning & Zoning CommissionMarch 2, 2023 Planning and Zoning Commission Minutes Page 1 of 10
Minutes Planning and Zoning Commission
Regular Meeting March 2, 2023
COMMISSIONERS PRESENT: Chairperson Dennis Christiansen, Commissioners Jason
Cornelius, Bobby Mirza, David White, Marcus Chaloupka, and Aron Collins
COMMISSIONERS ABSENT: Commissioner Melissa McIlhaney 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, Long Range Planning Administrator Alyssa Halle-Schramm, Land Development Review Administrator Anthony Armstrong, Senior Planners Jeff Howell and Matthew Ellis, Staff Planners Robin Macias, Aspen Pflanz, Carl Ahrens, and Naomi Sing, Engineer I Lucas Harper, Graduate Engineer II Katherine Beaman-Jamael,
Graduate Engineer I Lindsey Pressler, Deputy City Attorney Leslie Whitten, Administrative
Support Specialist Kristen Hejny, and Technology Services Specialist Jeremy Halling 1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke. 3. Consent Agenda
3.1 Consideration, discussion, and possible action to approve meeting minutes.
• February 16, 2023
3.2 Presentation, discussion, and possible action regarding a Final Plat for Midtown Reserve Phase 107 on approximately 10 acres, generally located south of the intersection of Toledo
Bend Drive and McQueeny Drive. Case #FP2021-000008
3.3 Presentation, discussion, and possible action regarding a Final Plat for Brewster Pointe III Subdivision on approximately 31 acres, generally located west of the intersection of WS Phillips Parkway and Brewster Drive. Case #FP2022-000017
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner
Chaloupka seconded the motion, the motion passed 6-0.
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Agenda Item # 5 was heard prior to Regular Agenda Item #4.
4. Regular Agenda 4.1 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 MF Multi-Family to MH
Middle Housing for approximately 1.12 acres being the Cooner Addition Lots 13 – 16, generally located at 301 – 307 Cooner Street. Case #REZ2023-000002 (Note: Final action of this item will be considered at the March 23, 2023 City Council Meeting – Subject to change).
Staff Planner Macias presented the Rezoning to the Commission recommending approval. Chairperson Christiansen asked for clarification on the difference between MF Multi- Family and MH Middle Housing zoning districts.
Staff Planner Macias clarified that a MF Multi-Family zoning district is more restrictive in the types of allowed uses, whereas a MH Middle Housing zoning district allows for a wider variety of housing types.
Commissioner Mirza asked for a comparison of the densities between the MF Multi-Family
and MH Middle Housing zoning districts, asking if the MH Middle Housing zoning district will have a greater density. Staff Planner Macias clarified that MH Middle Housing allows for single-family, duplex,
and multi-family housing types so the density would not necessarily be greater.
Commissioner Cornelius asked why this block is not included in the recommendation for a City-initiated rezoning area.
Staff Planner Macias stated that the owner decided to pursue a separate rezoning, so this
area is not included in the City-initiated recommendation. Commissioner White asked if there is any contribution into park funds when this type of development takes place.
Staff Planner Macias confirmed that parkland dedication fees are collected at the time of platting for single-family developments and at building permit, per bedroom, for multi- family developments. If the property were to replat, the City would receive parkland dedication fees.
Commissioner White asked if the parkland dedication rate is different between MF Multi- Family and MH Middle Housing.
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Staff Planner Macias clarified that the applicable parkland dedication fees would depend on the product type.
Applicant, Crissy Hartl, Mitchell & Morgan Engineers, was available to address questions from the Commission. 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 White seconded the motion, the motion passed 5-1 with Commissioner Mirza voting in the negative. 4.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending Appendix A, “Unified Development Ordinance,” Article 3, “Development
Review Procedures,” Section 3.16. “Conditional Use Permit” of the Code of Ordinances of the City of College Station, Texas, regarding conditional use permits. Case #ORDA2022-000009 (Note: Final action of this item will be considered at the March 23, 2023 City Council Meeting – Subject to change).
Assistant Director Hitchcock presented the Ordinance Amendment to the Commission recommending approval. Chairperson Christiansen asked for the ordinance’s impact on Northgate.
Assistant Director Hitchcock stated that the impact would be city-wide further clarifying that the majority of conditional use permits are cell towers, bars, and nightclubs. Chairperson Christiansen stated that currently the Northgate District is not subject
to this process.
Assistant Director Hitchcock confirmed that bars and nightclubs in the Northgate District are not currently subject to the Conditional Use Permit process.
Commissioner Mirza asked if conditional use permits are approved at staff level.
Assistant Director Hitchcock stated that conditional use permits are presented to the Commission and City Council for approval.
Commissioner Collins asked for the value of making the change.
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Assistant Director Hitchcock stated that the changes would improve the development process, save resources on the business side and City’s side by expediting the process on
minor changes, and will increase the clarity of the ordinance.
Commissioner Collins asked if permit approval will be easier or more difficult to gain with the changes.
Assistant Director Hitchcock stated that it would be neither easier nor more difficult to gain
approval; however, the change will make it easier to go through the process. Commissioner Collins asked about an appeals process.
Assistant Director Hitchcock stated that applicants may choose to go through the
legislative process. Chairperson Christiansen opened the public hearing.
No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius motioned to recommend approval of the Ordinance
Amendment, Commissioner Mirza seconded the motion, the motion passed 5-1 with Commissioner Collins voting in the negative. 5. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action.
No items were removed. 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:
• Woodlake Subdivision Section 2, Phase 1, Lot 44-R ~ Case #FP2022-000004
• Waters Edge Subdivision Block 1, Lots 2R & 3 ~ Case #FPCO2022-000010
There was no discussion.
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6.3 Presentation, discussion, and possible action on the ongoing Texas Avenue & University Drive Redevelopment Plan effort. (Note: Final action of this item will be considered at the
March 23, 2023 City Council Meeting – Subject to change).
Senior Planner Ellis presented this item to the Commission.
Chairperson Christiansen asked for an estimate on the number of public participants.
Senior Planner Ellis stated that there were approximately 50 – 100 public participants.
Commissioner Collins asked for staff’s ideas for enhancing the existing Eastgate Main and
historic areas.
Senior Planner Ellis stated that there will be better identification of actions through the planning effort to identify and enhance historic characteristics of Eastgate Main.
Commissioner Collins asked if staff would incorporate any identifying signage.
Senior Planner Ellis stated that signage is a great way to create historic identity, and
staff is currently in the ideas phase of developing plan actions.
Commissioner White asked for a timeline on the plan implementation.
Senior Planner Ellis stated that this item will be brought before the Commission in August for plan adoption, with a 10-year implementation timeline.
Chairperson Christiansen asked how this would change development of property in the
interim.
Senior Planner Ellis stated that there would likely be minimal changes to the future land use, if any, but there may be zoning changes.
Chairperson Christiansen asked at what point multi-modal will be defined.
Senior Planner Ellis stated that the final plan will come to the Commission, any changes to
the Comprehensive Plan and the Bicycle, Pedestrian, and Greenways Master Plan will be
reviewed by the Commission and City Council.
Chairperson Christiansen asked for the requested action from the Commission.
Director Ostrowski clarified that no formal action is needed.
6.4 Presentation, discussion, and possible action on priority areas for possible City-initiated
rezoning to the MH Middle Housing Zoning District. (Note: Final action of this item will
be considered at the March 9, 2023 City Council Meeting – Subject to change).
Administrator Halle-Schramm presented this item to the Commission.
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Commissioner Collins asked if Type-B Assisted Housing would be allowed within Shared Housing.
Administrator Halle-Schramm clarified that Assisted Housing is not a shared use within
the MH Middle Housing zoning district so it would not be allowed within MH Middle Housing.
Chairperson Christiansen asked for the process on the City starting cases on the no more than four ordinance.
Administrator Halle-Schramm stated that the City has proactively been investigating
potential violations, but also responds to See Click Fix complaints.
Commissioner Cornelius asked if City-initiated rezonings are passed, could a subdivision still apply for a Restricted Occupancy Overlay (ROO).
Administrator Halle-Schramm clarified that a ROO is a single-family overlay which would
only be applicable to single-family zoning districts. The MH Middle Housing zoning
district would not be eligible for single-family overlay zonings.
Chairperson Christiansen asked for the fine amount on no more than four violations.
Administrator Halle-Schramm confirmed that fines are typically between $200-$500.
Commissioner Collins asked if the tenant or property owner is responsible for the fine.
Administrator Halle-Schramm confirmed that both the property owner and tenants
could be responsible for the fine.
Chairperson Christiansen asked if there was a minimum land area for City-initiated rezonings.
Administrator Halle-Schramm clarified that there is no threshold for contiguous parcels of
land to be considered.
Commissioner Cornelius asked for the last time the City did a City-initiated rezoning.
Administrator Halle-Schramm stated that the most recent the City-initiated rezoning was a commercial preservation study in 2018 including major thoroughfares and prime commercial real estate areas in the City. The Northgate area was also rezoned through a
City-initiated process to the NG-1, NG-2 and NG-3 zonings to support the Northgate
redevelopment plan from the late 1990s.
Commissioner Collins asked why the east side of Lincoln Avenue has been excluded.
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Administrator Halle-Schramm clarified that this area is part of a PDD Planned Development District and constructed as townhouses, so the working group thought it was
unlikely to change in the next few years.
Chairperson Christiansen asked for clarification on the discussion on the transition in relationship to neighboring properties.
Administrator Halle-Schramm stated that this area backs up to an area of Neighborhood Conservation. With MH Middle Housing zoning there are buffer standards and height
protection standards that apply on the periphery of the Mixed-Residential land use when it
backs up to something less intense, like Neighborhood Conservation.
Commissioner White asked for the reasoning behind not including four lots on Dominik Drive within the recommendation.
Administrator Halle-Schramm explained that the four lots not included are within the
floodplain.
Commissioner Cornelius asked if the Krenek Tap area was a newer development.
Administrator Halle-Schramm stated that this area is a mix of homes, generally built in the early 2000s.
Commissioner Collins asked why the working group included the Brentwood Drive cul-
de-sac.
Administrator Halle-Schramm clarified that this area is zoned as D Duplex today and met the working group’s general methodology to be included.
Director Ostrowski clarified that Auburn Court was included by the working group because the product type ties into adjacent areas.
Commissioner Cornelius asked why the duplexes on Southwest Parkway and Anderson
Street were not included.
Administrator Halle-Schramm clarified that these are currently zoned R-6 Multi-Family and therefore were not included as this would be downzoning.
Chairperson Christiansen asked if an owner of any one lot can come in and request a zoning
change to MH Middle Housing.
Administrator Halle-Schramm clarified that any area shown in the Mixed-Residential land use can apply to rezone to MH Middle Housing and that request would come before the Planning and Zoning Commission and City Council for their consideration, like all rezoning cases. By the City proactively initiating MH Middle Housing rezonings for
appropriate areas, it allows for larger areas to be included in a comprehensive manner.
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Chairperson Christiansen stated that there needs to be a nucleus to rezonings for single properties.
Administrator Halle-Schramm stated that the individual rezoning requests would be
aligned with the Comprehensive Plan land use designation.
Administrator Halle-Schramm discussed the D Duplex-zoned area of the McCulloch neighborhood and stated it was an area the working group was hesitant to include because of the history and politics of the area. This area is not included in the McCulloch
Neighborhood Conservation Overlay (NCO) zoning. Residential uses are generally
appropriate in this area, and this is a policy decision and optional area for consideration by the Commission and City Council.
Commissioner Collins asked if there was a way to create a buffer between the NCO and abutting duplex area.
Administrator Halle-Schramm explained the NCO and D Duplex zonings are already on
the ground today and have been recognized.
There was general consensus amongst the Commission to not to include the McCulloch area in the recommendation for City-initiated rezoning.
Administrator Halle-Schramm discussed the property located at 1660 Graham Road, which
has been the topic of discussion and rezoning requests in recent years. The City Council
voted in October 2021 to change the land use to Mixed Residential, which supports residential uses. The working group was hesitant to include this area because of the past neighborhood concern about other rezoning requests. Residential uses are generally appropriate, and this is a policy decision and optional area for consideration by the
Commission and City Council.
Commissioner Collins expressed concerns with rezoning the property to MH Middle Housing.
Chairperson Christiansen expressed concerns with rezoning the property to MH Middle Housing.
Commissioner White asked for the definition of an R Rural zoning.
Administrator Halle-Schramm clarified that an R Rural zoning allows larger lot subdivision with an average lot size of three acres.
There was general consensus amongst the Commission to not include 1660 Graham Road in the recommendation for City-initiated rezoning.
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Administrator Halle-Schramm clarified that once given direction to move forward by the Commission and City Council, staff with analyze the infrastructure needs and determine
the areas most appropriate to move forward with first. Staff will then host public
engagement meetings to discuss rezonings with the property owners and any interested parties.
Chairperson Christiansen asked for a timeline for the formal rezoning process to begin.
Administrator Halle-Schramm confirmed that in total, the City-initiated rezonings are
likely to come before the Commission and City Council in phases over the next 18 months.
6.5 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
•Thursday, March 9, 2023 ~ City Council Meeting ~ Council Chambers ~ OpenMeeting 6:00 p.m.
•Thursday, March 16, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
•Thursday, March 23, 2023 ~ City Council Meeting ~ Council Chambers ~ OpenMeeting 6:00 p.m.
•Thursday, April 6, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
There was no discussion.
6.6 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 7:39 p.m.
Approved: Attest:
___________________________________ _________________________________
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Dennis Christiansen, Chairperson Kristen Hejny, Board Secretary Planning & Zoning Commission Planning & Development Services