HomeMy WebLinkAbout07/18/2024 - Regular Minutes - Planning & Zoning CommissionJuly 18, 2024 Planning and Zoning Commission Minutes Page 1 of 9
Minutes Planning and Zoning Commission
Regular Meeting July 18, 2024
COMMISSIONERS PRESENT: Chairperson Melissa McIlhaney, Commissioners Jason
Cornelius, Bobby Mirza, Marcus Chaloupka, Aron Collins, Scott Shafer, and Warren Finch
COUNCILMEMBERS PRESENT: Councilmembers Dennis Maloney, Mark Smith, and Bob Yancy
CITY STAFF PRESENT: Director of Planning & Development Services Anthony Armstrong,
Assistant Director of Planning & Development Molly Hitchcock, City Engineer Carol Cotter, Transportation Planning Coordinator Jason Schubert, Land Development Review Administrator Robin Macias, Staff Planners Gabriel Schrum and Ashley Klein, Long Range Planning Administrator Christine Leal, Principal Planner Heather Wade, Director of Community
Development Debbie Eller, Community Development Analyst David Brower, Assistant City
Attorney II Aaron Longoria, Administrative Support Specialist Kristen Hejny, and Technology Services Specialist Joel Lopez 1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson McIlhaney 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.
• June 20, 2024
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Chaloupka 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 from the Consent Agenda for discussion. 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,”
July 18, 2024 Planning and Zoning Commission Minutes Page 2 of 9
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 GS General Suburban to GS
General Suburban and ROO Restricted Occupancy Overlay on approximately 117 acres of
land, being 147 lots within Sweet Briar Addition, Woodland Acres, and College Hills Woodlands Subdivisions, generally located between Lincoln Drive and Dominik Drive along Ashburn Avenue. Case #REZ2024-000013 (Note: Final action of this item will be considered at the August 8, 2024 City Council meeting – Subject to change).
Staff Planner Schrum presented the rezoning to the Commission recommending approval. Jennifer Desai, Applicant, Sweet Briar, College Station, was available to answer questions and address the Commission.
Nan Crouse, Applicant, College Hills Woodlands, College Station, was available to answer questions and address the Commission. Commissioner Shafer asked for confirmation that part of this area currently has deed
restrictions to address occupancy.
Ms. Crouse was able to confirm that both Woodland Acres and College Hills Woodlands have deed restrictions addressing occupancy.
Commissioner Finch asked for the nature of the opposition.
Staff Planner Schrum clarified that the opposition was more of a holistic opinion on the restricted occupancy overlay, which they felt was a restriction of their property rights.
Commissioner Collins asked for clarification that the opposition was just a general
opposition. Staff Planner Schrum confirmed that the opposition was general in nature.
Commissioner Cornelius asked why the neighborhoods have opted to request an overlay if
there are deed restrictions for occupancy. Ms. Crouse confirmed that Sweet Briar does not have deed restrictions regarding occupancy, stating that this is an opportunity to further protect the neighborhood.
Commissioner Cornelius asked about the 43 no responses to the petition. Ms. Desai clarified that the petition committee tried to get all signatures, however, some homes are owned by trusts, some homes only provided one signature, and time constraints
limited the committee.
July 18, 2024 Planning and Zoning Commission Minutes Page 3 of 9
Ms. Crouse also confirmed that some homeowners were not reachable, and some were in the process of selling.
Chairperson McIlhaney asked if this is the first series of neighborhoods under a Neighborhood Conservation land use designation that are requesting a restricted occupancy overlay.
Staff Planner Schrum confirmed that the Greater Southwood area has a Comprehensive
Plan land use designation of Neighborhood Conservation and was recently approved for the restricted occupancy overlay. Commissioner Chaloupka asked if the applicant sees compliance being an issue if the
overlay is approved.
Ms. Desai confirmed that there are no foreseen issues with compliance. Commissioner Mirza asked for the types of homes in the neighborhoods.
Ms. Desai confirmed that the neighborhoods are comprised of single-family homes. Commissioner Collins asked if a single subdivision included in this overlay request could withdraw from the overlay using a similar process, separate from the other two
subdivisions.
Director Armstrong confirmed that a single subdivision could independently withdraw from the overlay if the entire subdivision is included. Chairperson McIlhaney opened the public hearing. Lloyd Davis, College Station Association of Neighborhoods, Pebble Creek, College Station, spoke in support of the overlay.
Joel Cantrell, College Hills Woodlands, College Station, spoke in support of the overlay and addressed questions from the Commission regarding the need for an overlay in addition to deed restrictions. Chairperson McIlhaney closed the public hearing.
Commissioner Shafer motioned to recommend approval of the rezoning, Commissioner Chaloupka seconded the motion, the motion passed 7-0. 5.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, Unified Development Ordinance, Article 8, “Subdivision Design
and Improvements,” Section 8-9, “Certifications” of the Code of Ordinances of the City of
July 18, 2024 Planning and Zoning Commission Minutes Page 4 of 9
College Station. Case #ORDA2024-000005 (Note: Final action of this item will be considered at the July 25, 2024 City Council Meeting - Subject to change.)
Director Armstrong presented the ordinance amendment to the Commission recommending approval. Commissioner Shafer asked if the ordinance would change anything in terms of
maintenance.
Director Armstrong stated that functionally speaking, this ordinance changes nothing City staff does. Chairperson McIlhaney opened the public hearing. No visitors spoke.
Chairperson McIlhaney closed the public hearing.
Commissioner Collins motioned to recommend approval of the ordinance amendment, Commissioner Cornelius seconded the motion, the motion passed 7-0. 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 Presentation and discussion regarding an overview of the City of College Station's Housing Action Plan report and its proposed goals, strategies, and actions.
Analyst Brower presented the Housing Action Plan to the Commission beginning with
Goal 1, Strategy 1.
Commissioner Collins stated that based on the median income for a household of four, to qualify for down payment assistance, there is not a supply of housing for that monthly rate in College Station. Mr. Collins noted that the thresholds to qualify for the down payment assistance program would need to be raised, or a supply in housing that falls within the
current threshold, would need to increase.
Analyst Brower clarified that Goal 2 in the presentation will address these issues. Mr. Brower stated that staff is considering evaluating both options in the hopes that interest rates will lower.
July 18, 2024 Planning and Zoning Commission Minutes Page 5 of 9
Commissioner Finch asked for confirmation that income limits are federally mandated, not City mandated.
Analyst Brower confirmed that income limits are federally mandated and not City
mandated. Mr. Brower stated that new numbers were received in early summer 2024 and the numbers have increased, however applicants would have to be at the top of the income limit to qualify for the down payment assistance program; staff is hoping to create other alternatives or options through these proposed initiatives.
Chairperson McIlhaney recommended that staff consider changing Goal 1, Strategy 1 to
state “Selectively encourage increased density” rather than “Selectively allow increased density,” to incentivize increased density.
Analyst Brower presented Goal 1, Strategy 2.
Chairperson McIlhaney asked about legislature actions on laws concerning accessory
dwelling units.
Director Armstrong clarified that there were multiple bills centered around accessory dwelling units, however none went through to the Senate floor.
Chairperson McIlhaney asked for confirmation that the current accessory dwelling unit regulations state that there can be one accessory dwelling unit per 25% of the living area
of the main dwelling, with the property owners living on site.
Director Armstrong confirmed the stated regulations were correct.
Chairperson McIlhaney asked how the Housing Action Plan would utilize accessory dwelling unit options.
Analyst Brower stated that staff is exploring encouraging helping a homeowner construct
accessory dwelling units to create a stream of income to help them qualify for a home,
by incentivizing and encouraging accessory dwelling units to be built, that could be restricted to housing for people at or below a certain income. Mr. Brower also stated that staff would be looking at what can be changed in the current regulations to allow more accessory dwelling units.
Commissioner Collins asked for examples of utilizing action item 2, asking if staff has land
in mind, or communities to model.
Analyst Brower stated that staff could model a community such as Pflugerville ISD who went out for a bond to build homes for teachers, to attract teachers to the school district. Mr. Brower also stated that staff would work with different institutions to see if public
land could be used for the same types of purposes.
July 18, 2024 Planning and Zoning Commission Minutes Page 6 of 9
Commissioner Collins stated that it is difficult to recruit people to College Station because of affordable home options based on pay scales, asking if this option would benefit fire
fighters, police, and teachers.
Analyst Brower confirmed that it could potentially benefit fire fighters, police, and teachers.
Commissioner Mirza asked if staff has discussed the Housing Action Plan with Texas A&M University because of student housing.
Analyst Brower stated that one of the action items in the plan is to specifically engage with
the university to strengthen existing relationships and create new ones as it relates to housing for both the students and their employees.
Analyst Brower presented Goal 1, Strategy 3.
Chairperson McIlhaney stated that alternative energy efficient methods that surpass code
requirements are typically not cost-conscious options, and asked what methods staff would
propose that are cost conscious.
Analyst Brower stated that builders can achieve costs that are advantageous, if done to scale, stating that the plan would help facilitate that scale.
Analyst Brower presented Goal 2, Strategy 1.
Commissioner Collins commended staff for working on affordable housing options and
asked if there are any methods in place to ensure that there is no disincentive to investing in homes.
Analyst Brower stated that this model shows a 3% to 4% appreciation every year, so their asset is appreciating while they are building equity. For major renovations or
additions, the formula could be adjusted.
Commissioner Finch asked for examples of a best practice.
Analyst Brower stated that Habitat for Humanity in Austin uses this model.
Analyst Brower presented Goal 2, Strategy 2 and Strategy 3.
Commissioner Chaloupka stated that the low-income groups are usually in areas that need
to be redeveloped, however none of this plan encourages a developer to build in those
areas.
Analyst Brower stated that protecting natural-occurring affordable housing is in the Housing Action Plan, there is a density bonus program to redevelop affordable housing by allowing increased density to occur.
July 18, 2024 Planning and Zoning Commission Minutes Page 7 of 9
Commissioner Collins stated that this plan seems to be contradictory to the intent of impact fees, asking if staff is concerned with pushback.
Analyst Brower stated that as long as the waiving of fees is in exchange for restricted,
affordable housing, staff has received no pushback so far.
Analyst Brower presented Goal 2, Strategy 4.
Commissioner Mirza asked for an example of client housing programs.
Analyst Brower explained that there are programs where the employer helps the client
access housing in the market, or employers would build and maintain housing for
employees or an organization.
Chairperson McIlhaney asked if Texas A&M University has shown any interest in speaking on the Housing Action Plan.
Analyst Brower stated that off-campus student services and various other groups have
been helpful in getting feedback, as well as receiving survey results.
Analyst Brower presented Goal 2, Strategy 5 and Strategy 6.
Chairperson McIlhaney asked for additional information on weatherization programs.
Analyst Brower stated that weatherization could include replacing a heating and air conditioning unit, insulation updates, or window updates, making a home more energy
efficient.
Analyst Brower presented Goal 2, Strategy 7 and Strategy 8.
Chairperson McIlhaney asked if the Housing Action Plan Implementation Committee would be permanent or ad hoc and asked for the composition of the current Housing Action Plan Committee members.
Analyst Brower clarified that the Housing Action Plan Implementation Committee would
be permanent. Mr. Brower also confirmed that the current committee members are a diverse group comprised of a Texas A&M University student, realtor, and a retired banker, amongst several other backgrounds.
Chairperson McIlhaney stated that it would be valuable to correspond with an upper-level
Texas A&M University representative, and persons with backgrounds in finance and
banking.
Analyst Brower stated that one of the committee members recommended staff correspond with the development community, leading to two meetings with the Greater Brazos Valley Builders Association.
July 18, 2024 Planning and Zoning Commission Minutes Page 8 of 9
Commissioner Cornelius commended staff on their efforts and stated that the City of College Station is behind on housing.
Chairperson McIlhaney asked how staff is distributing citizen engagement information.
Analyst Brower confirmed that staff is utilizing neighborhood news outlets, social media, the City’s Public Communications Department, Texas A&M University deans and student organizations, and non-profit partners.
6.3 Presentation and discussion regarding an update on items heard:
• A comprehensive plan amendment for approximately three acres of land located at 116 and 120 Morgans Lane from Urban Residential to General Commercial. The Planning & Zoning Commission heard this item on June 20, 2024 and voted (6-0) to recommend approval. The City Council heard this item on June 27,
2024 and voted (7-0) to approve the request.
• A rezoning of approximately six acres of land located at 110, 116, and 120 Morgans Lane from GS General Suburban to GC General Commercial and NAP Natural Areas Protected. The Planning & Zoning Commission heard this item on June 20, 2024 and voted (6-0) to recommend approval. The City
Council heard this item on June 27, 2024 and voted (7-0) to approve the request.
• A rezoning of approximately seven acres of land located at 2542 and 2522 Barron Road from R Rural to GS General Suburban. The Planning & Zoning Commission heard this item on June 20, 2024 and voted (6-0) to recommend
approval. The City Council heard this item on June 27, 2024 and voted (7-0) to approve the request.
• A rezoning of approximately two acres of land generally located at the south corner of Tang Cake Drive and Old Wellborn Road from PDD Planned
Development District to MH Middle Housing and HOO High Occupancy
Overlay. The Planning & Zoning Commission heard this item on June 20, 2024 and voted (6-0) to recommend approval. The City Council heard this item on July 11, 2024 and voted (7-0) to approve the request.
There was no discussion.
6.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, July 25, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, August 1, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, August 8, 2024 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, August 15, 2024 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Wednesday, August 28, 2024 ~ Joint P&Z Meeting with City of Bryan ~ Bush 4141 Community Room ~ 11:30 a.m.
July 18, 2024 Planning and Zoning Commission Minutes Page 9 of 9
There was no discussion.
6.5 Discussion and review regarding the following meetings: Design Review Board and
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 maybe given. Any deliberation shall be limited to a proposal to place the subject on an agenda
for a subsequent meeting.
There was no discussion.
8.Adjourn
The meeting adjourned at 7:32 p.m.
Approved: Attest:
___________________________________ _________________________________
Melissa McIlhaney, Chairperson Kristen Hejny, Board Secretary Planning & Zoning Commission Planning & Development Services