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03/06/2008 - Agenda Packet - Planning & Zoning Commission
ÐÔßÒÒ×ÒÙ ú ÆÑÒ×ÒÙ ÝÑÓÓ×ÍÍ×ÑÒ Ó¿®½¸ êô îððè êæðð ÐÓ Ý·¬§ Ø¿´´ ݱ«²½·´ ݸ¿³¾»® ïïðïó Ì»¨¿ ߪ»²«»ô ݱ´´»¹» ͬ¿¬·±²ô Ì»¨¿ д¿²²·²¹ ú Ʊ²·²¹ ݱ³³··±² Ó»»¬·²¹ Ó¿®½¸ êô îððè Ì¿¾´» ±º ݱ²¬»²¬ ¢ ɱ®µ¸±° ß¹»²¼¿ ¢ îððè д¿² ±º ɱ®µòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòì ¢ ݱ²»²¬ ß¹»²¼¿ ¢ Ú»¾®«¿®§ ïîô îððè λ¹«´¿® Ó·²«¬»òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòç Ú»¾®«¿®§ îïô îððè ɱ®µ¸±° ú λ¹«´¿® Ó·²«¬»òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòïì Ú·²¿´ д¿¬ º±® Ì®¿¼·¬·±² ¿¬ Ô«¬¸»® Í«¾¼·ª··±²òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòîí Ú·²¿´ д¿¬ º±® Í°®·²¹ Ý®»»µ ̱©²¸±³» и¿» î Í«¾¼·ª··±²òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòîè Ю»´·³·²¿®§ д¿¬ º±® ß¹¹·»´¿²¼ Þ«·²» п®µ ×× Í«¾¼·ª··±²òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòíí AGENDA PLANNING & ZONING COMMISSION Workshop Meeting Thursday, March 06, 2008, at 6:00 PM City Hall Council Chambers 1101 Texas Avenue College Station, Texas 1.Call the meeting to order. 2.Discussion of consent and regular agenda items. 3.Discussion of Minor and Amending Plats approved by Staff. Amending Final Plat - Castlegate Section 7 Phase 2 (08-00500020) 4.Presentation, possible action, and discussion regarding an ordinance to delete Chapter 9, City of College Station Code of Ordinances, Subdivisions, and amend Chapter 12 of the City of College Station Code of Ordinances, Unified Development Ordinance (UDO), to incorporate Chapter 9 Subdivisions into Chapter 12 and add growth management items. (JS) 5.Presentation, possible action, and discussion regarding an update to the Commission on the status of items within the 2008 P&Z Plan of Work (see attached). (JS) 6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. Planning & Zoning Meeting – March 20, 2008 – 6:00 p.m. Workshop & 7:00 p.m. Regular – Council Chambers CPAC Meeting – March 26, 2008 – 6:00 P.M. – Conference Center 7.Presentation, discussion and possible action regarding the Comprehensive Planning process. 8.Discussion, review and possible action regarding the following meetings: Design Review Board, CIP Bond Committee, Council Transportation Committee, Joint Bryan P&Z/College Station P&Z Committee on Common Gateways and Corridors, Joint Parks/Planning & Zoning Subcommittee. 9.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. 10.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action or vote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Workshop Meeting of the College Station Planning and Zoning Commission, College Station, Texas will be held on the Thursday, March 06, 2008 at 6:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the _____ day of March, 2008 at _______ , CITY OF COLLEGE STATION, TEXAS By _____________________________ Connie Hooks, City Secretary I, the undersigned, do hereby certify that the above Notice of the Workshop Meeting of the Planning and Zoning Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on March ___, 2008, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2008. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2008. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. AGENDA PLANNING & ZONING COMMISSION Regular Meeting Thursday, March 06, 2008, at 7:00 PM City Hall Council Chambers 1101 Texas Avenue College Station, Texas 1.Call meeting to order. Hear Citizens. 2. At this time, the Chairman will open the floor to citizens wishing to address the Commission on planning and zoning issues not already scheduled on tonight's agenda. The citizen presentations will be limited to three minutes in order to accommodate everyone who wishes to address the Commission and to allow adequate time for completion of the agenda items. The Commission will receive the information, ask city staff to look into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the meeting; please give your name and address for the record.) All matters listed under Item 3, Consent Agenda, are considered routine by the Planning and Zoning Commission and will be enacted by one motion. These items include preliminary and final plats, where staff has found compliance with all minimum subdivision regulations. All items approved by Consent are approved with any and all staff recommendations. There will not be separate discussion of these items. If any Commissioner desires to discuss an item on the Consent Agenda it will be moved to the Regular Agenda for further consideration. Consent Agenda 3.. 3.1Consideration, discussion and possible action on Absence Requests from meetings. 3.2Consideration, discussion, and possible action to approve meeting Minutes. February 12, 2008 Regular February 21, 2008 Workshop February 21, 2008 Regular 3.3Presentation, possible action, and discussion on a Final Plat for Traditions at Luther Subdivision consisting of 1 lot on 1.583 acres located at 701 Luther Street West generally located west of the intersection of Luther Street West and Jones Case #08-00500011 (LB) Butler Road. 3.4Presentation, possible action, and discussion of a Final Plat of Spring Creek Townhomes Subdivision Phase 2 consisting of 29 lots on 4.397 acres located at 4211 Decatur Drive generally located adjacent to Spring Creek Townhomes Phase Case #08-00500021 (LB) 1 along the extension of Heath Drive. 3.5Presentation, possible action, and discussion on a Preliminary Plat for Aggieland Business Park II subdivision consisting of 1 lot on 5.497 acres located at 5942 Raymond Stotzer Parkway generally located on the northeast corner of the Case #08- intersection with Jones Road in the City's Extra-Territorial Jurisdiction. 00500019 (JS) Regular Agenda 4.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. 5.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. 6.Adjourn. Consultation with Attorney {Gov't Code Section 551.071} ; possible action. The Planning and Zoning Commission may seek advice from its attorney regarding a pending and contemplated litigation subject or attorney-client privileged information. After executive session discussion, any final action orvote taken will be in public. If litigation or attorney-client privileged information issues arise as to the posted subject matter of this Planning and Zoning Commission meeting, an executive session will be held. Notice is hereby given that a Regular Meeting of the College Station Planning and Zoning Commission, College Station, Texas will be held on the Thursday, March 06, 2008 at 7:00 PM at the City Hall Council Chambers, 1101 Texas Avenue, College Station, Texas. The following subjects will be discussed, to wit: See Agenda. Posted this the _____ day of March, 2008, at _______ CITY OF COLLEGE STATION, TEXAS By _____________________________ Connie Hooks, City Secretary I, the undersigned, do hereby certify that the above Notice of Meeting of the Planning and Zoning Commission of the City of College Station, Texas, is a true and correct copy of said Notice and that I posted a true and correct copy of said notice on the bulletin board at City Hall, 1101 Texas Avenue, in College Station, Texas, and the City’s website, www.cstx.gov. The Agenda and Notice are readily accessible to the general public at all times. Said Notice and Agenda were posted on March ___, 2008, at _______ and remained so posted continuously for at least 72 hours preceding the scheduled time of said meeting. This public notice was removed from the official posting board at the College Station City Hall on the following date and time: ______________________ by _________________________. Dated this _____ day of_____________, 2008. CITY OF COLLEGE STATION, TEXAS By_____________________________ Subscribed and sworn to before me on this the day of_______________, 2008. Notary Public- Brazos County, Texas My commission expires: This building is wheelchair accessible. Handicap parking spaces are available. Any request for sign interpretive service must be made 48 hours before the meeting. To make arrangements call (979) 764-3517 or (TDD) 1-800-735-2989. Agendas may be viewed on www.cstx.gov. Planning and Zoning Commission meetings are broadcast live on Cable Access Channel 19. 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Chambers 1101 Texas Avenue College Station, Texas COMMISSIONERS PRESENT: Chairman John Nichols, Marsha Sanford, Bill Davis, Harold Strong, Derek Dictson, Glenn Schroeder and Noel Bauman COMMISSIONERS ABSENT: None CITY COUNCIL MEMBERS PRESENT: Lynn McIlhaney and Dave Ruesink CITY STAFF PRESENT: Senior Planner Lindsay Boyer, Staff Planners Crissy Hartl, Jason Schubert and Matt Robinson, City Engineer Alan Gibbs, Deputy City Manager Terry Childers, Director Bob Cowell, Assistant Director Lance Simms, Planning Administrator Molly Hitchcock, First Assistant City Attorney Carla Robinson, Action Center Representative Kerry Mullins and Staff Assistant Brittany Caldwell 1. Call Meeting to Order. Chairman Nichols called the meeting to order at 6:00 p.m. 2.Hear Citizens. No one spoke during the item. Regular Agenda 3.Public hearing, presentation, possible action and discussion on a Comprehensive Plan Amendment to realign Holleman Drive, Jones-Butler Road and Dowling Road along the Item south side of Harvey Mitchell Parkway, located at 1430 Harvey Mitchell Parkway. #07-00500332 (CH) Crissy Hartl, Staff Planner, presented the Comprehensive Plan Amendment and recommended approval. There was general discussion regarding the Comprehensive Plan Amendment request. February 12, 2008 P&Z Regular Meeting Minutes Page 1 of 5 Troy Rother, City Traffic Engineer, stated that when funding was available, Harvey Mitchell Parkway would be constructed like State Highway 6 and the anticipated speed limit on Jones-Butler Road would be 35-40 mph. Veronica Morgan, 511 University Drive Ste. 204, stated that the thoroughfare realignment would affect the City of College Station tract of land and the College Station Water Department would be taking a portion of the land being abandoned for the new Substation. She also stated that the access roads would not cross the railroad tracks. Bob Rogers, River Run Subdivision, asked for clarification on the realignment. Chairman Nichols clarified the request for Mr. Rogers. Commissioner Schroeder expressed concern on the traffic impact of the realignment at George Bush Drive and Marion Pugh. Commissioner Davis motioned to recommend approval. Commissioner Sanford seconded the motion, motion passed (7-0). 4.Public hearing, presentation, possible action, and discussion on a rezoning from PDD-B, Planned Development Business to PDD, Planned Development District in order to add a car wash facility as an accessory use for 0.778 acres located at 1910 Texas Avenue South generally located along Texas Avenue South between Holleman Drive and Park Place. Item #07-500339 (MR) Matt Robinson, Staff Planner, presented the rezoning and recommended approval. He answered questions in general regarding the car wash facility. Commissioner Strong expressed concern of the oncoming traffic headlights at night and suggested landscaping along the drive that is parallel to Texas Avenue. Jane Kee, 211 University Drive Ste. 205, stated that the car wash facility would be a single bay and that the applicant would be willing to add shrubs to screen the headlights of oncoming traffic. Commissioner Strong motioned to recommend approval of the Rezoning with the condition that evergreen landscaping be planted along the drive that is parallel to Texas Avenue to screen headlights of oncoming traffic and that the landscaping be double the ordinance requirements. Commissioner Davis seconded the motion, motion passed (7-0). 5.Public hearing, presentation, possible action, and discussion on a rezoning from PDD, Planned Development to PDD, Planned Development in order to add Vehicle Rental as an accessory use for 5.7 acres located at 3101 Texas Avenue South generally located Item #07-500299 northeast of the intersection of Deacon Drive and Texas Avenue South. (LB) Lindsay Boyer, Senior Planner, presented the rezoning and recommended approval. February 12, 2008 P&Z Regular Meeting Minutes Page 2 of 5 Jane Kee, 211 University Drive Suite 205, stated that the applicant met with the residents on Mile Drive on January 10, 2008, but that the rezoning proposal was unanimously opposed by the neighbors with 14 out of the 16 residents signing a petition. She also stated that the owner is willing to make physical and operational changes to the site. Mr. Drake, owner, stated that the existing trucks would be taken off of the site immediately so that there would not be overcrowding, and that there would not be 24- hour access for Budget Trucks. Darrell Davis, 115 Mile Drive, College Station, Texas; Al Boreman, 113 Mile Drive, College Station, Texas; David Borsack, 108 Mile Drive, College Station, Texas. Some of the concerns of the citizens were increased activity and overcrowding of Budget Trucks. Director Cowell reminded the Commission that storage of the Budget Trucks was currently not permitted. Commissioner Davis motioned to recommend denial of the rezoning. Motion failed for lack of a second. Commissioner Schroeder motioned to recommend approval of the rezoning with the condition that the overflow parking be reduced by half, addition of a wooden fence between the storage buildings on the northwest side of the property and extension of the fence beyond the storm water detention area. Commissioner Strong seconded the motion. Commissioner Sanford amended the motion to include screening the truck parking and recommended to the owner that the operational conditions that were outlined in the presentation be enacted. Commissioner Bauman seconded the motion. Commissioner Sanford amended the motion to include a solid hedge of ligustrums be planted with a minimum of four feet in height around the truck parking area. Commissioner Bauman seconded the amended motion, amendment passed (7-0). Chairman Nichols called for the vote on the original motion, which passed (5-2). Chairman Nichols and Commissioner Davis were in opposition. Chairman Nichols stated that he believes that it would be difficult to maintain and enforce the number of trucks on the property. 6.Public hearing, presentation, possible action and discussion on a Comprehensive Plan Amendment from Single-Family Residential, Low Density to Residential Attached for 10.434 acres located at 3180 Cain Road generally located southwest of the intersection of Item #07-00500338 (LB) Cain Road and Jones Butler Road. Lindsay Boyer, Senior Planner, presented the Comprehensive Plan Amendment and recommended denial. She stated that the property is included in the exempt area annexation package, and that the owner is requesting the change in anticipation of annexation of the area. February 12, 2008 P&Z Regular Meeting Minutes Page 3 of 5 Commissioner Dictson inquired if there were utilities to support the development. Alan Gibbs, City Engineer, stated that the property had Wellborn Water and the topography of the drainage was flowing westwardly. Joe Schultz, 2033 Harvey Mitchell Parkway South, stated that the property was currently serviced by BTU Electric, Wellborn Water, and has its own sewer package plant, but has the capacity to connect to City sewer. He also stated that the applicant foresees the development being rental property. Rick Lightsey, 9153 Whispering Ridge, stated that the current duplexes are not in good condition and would not be affordable to renovate. Steve Arden, 311 Cecelia Loop, spoke in favor of the request stating that he has property that is being developed near the subject property and would not be able to put nice homes near the existing duplexes because of the condition they are in. Commissioner Strong asked if the property was not annexed would the City have land use control. Ms. Boyer stated that the City would not have land use control. Commissioner Bauman motioned to recommend approval of the Comprehensive Plan Amendment with the condition that the owner develops the property using single-family residential high density.Commissioner Strong seconded the motion, motion failed (3-4). Chairman Nichols, Commissioner Davis, Dictson and Sanford were in opposition. 7.Public hearing, presentation, possible action, and discussion regarding an ordinance amendment to Chapter 12 of the Code of Ordinances, Section 7.9.B.6 of the Unified Development Ordinance, regarding Traffic Impact Analysis; Section 7.9.H, Submittal (BC) Requirements; and adding Section 7.12, Traffic Impact Analysis. Director Cowell presented the ordinance amendments for the Unified Development Ordinance, regarding Traffic Impact Analysis. Mr. Cowell answered questions in general regarding Traffic Impact Analysis. Steve Arden, 311 Cecelia Loop, College Station, Texas; 1275 Flying Acre Ranch, College Station, Texas; Keith Ellis, 101 Grove, College Station, Texas; Victor Draus, Home Builders Association; Nora Perez Hernandez; Roy Robinson, 4820 Greens Prairie Trail, College Station, Texas. Some of the concerns of the citizens were the difficulties of developing in the city limits, the recommendation being open ended and pushing people out of the City. Commissioner Strong stated that the City needs a viable comprehensive plan that extends to the ETJ line. February 12, 2008 P&Z Regular Meeting Minutes Page 4 of 5 Commissioner Dictson stated that the ordinance needs to be something consistent, predictable, objective and have the flexibility to allow for creative solutions. He said that all of the fees that are required to develop in the City are pushing developers away. Commissioner Davis motioned to recommend the adoption of the ordinance with the correction of typographical errors. Commissioner Bauman seconded the motion. Commissioner Sanford said she would like for the area developers and builders to meet again so the City would be able to receive more feedback. Commissioner Schroeder stated that the ordinance was something that was needed. Commissioner Dictson motioned to amend the motion to add a section specifically on redevelopment that has an incremental trigger and to hold one more meeting with the public. Commissioner Strong seconded the motion, motion passed (6-1). Commissioner Nichols was in opposition. Chairman Nichols called for the vote on the original motion, which passed (5-2). Commissioner Dictson and Sanford were in opposition. 8.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. None 9.Adjourn. Commissioner Davis motioned to adjourn the meeting. Commissioner Sanford seconded the motion, motioned passed (7-0). Meeting adjourned at 10:40 p.m. Approved: ________________________________ John Nichols, Chairman Planning and Zoning Commission Attest: _____________________________________ Brittany Caldwell, Staff Assistant Planning and Development Services February 12, 2008 P&Z Regular Meeting Minutes Page 5 of 5 MINUTES PZC LANNING AND ONING OMMISSION Workshop Meeting Thursday, February 21, 2008 at 6:00 p.m. City Hall Council Chambers 1101 Texas Avenue College Station, Texas COMMISSIONERS PRESENT: Chairman John Nichols, Bill Davis, Marsha Sanford, Harold Strong, Derek Dictson, Glenn Schroeder and Noel Bauman COMMISSIONERS ABSENT: None CITY COUNCIL MEMBERS PRESENT: None CITY STAFF PRESENT: Senior Planners Jennifer Prochazka and Lindsay Boyer, Staff Planners Crissy Hartl, Jason Schubert, Matt Robinson and Lauren Hovde, Graduate Civil Engineer Erika Bridges, Director Bob Cowell, Assistant Director Lance Simms, Planning Administrator Molly Hitchcock, City Engineer Alan Gibbs, First Assistant City Attorney Carla Robinson, Action Center Representative Carrie McHugh and Staff Assistant Brittany Caldwell 1.Call the meeting to order. Chairman Nichols called the meeting to order at 6:02 p.m. 2.Discussion of consent and regular agenda items. There was general discussion of consent agenda items 3.3, 3.4 and regular agenda item 5. 3.Presentation, possible action, and discussion regarding an update to the Commission on (JS) the status of items within the 2008 P&Z Plan of Work (see attached). Jason Schubert, Staff Planner, gave an update on the 2008 P&Z Plan of Work stating that Annexation and Neighborhood Integrity are ongoing projects. He stated that March 4, 2008 will be the Joint Subcommittee Meeting with Bryan P&Z. 4.Presentation, possible action, and discussion regarding an update to the Commission on (BC) the Capital Improvement Plan process. Director Cowell gave an update on the Capital Improvement Plan process stating that it will be a standing item on the Workshop agenda. He also stated that a list of projects will be brought to the Commission where they will confirm that the items align with the Comprehensive Plan and other plans adopted by the City Council. February 21, 2008 P&Z Workshop Meeting Minutes Page 1 of 3 5.Presentation, possible action and discussion on the Impact Fee 5-Year Update Report for (AG) Impact Fees 92-01, 97-01, 97-02b, 99-01. Alan Gibbs, City Engineer, presented the Impact Fee 5-Year Update Report stating that the report had been updated and re-evaluated and changes to the density values had been made. Commissioner Davis moved to recommend that the report be forwarded to City Council and stated that the Commission was supportive of the information that was contained in the report.Commissioner Dictson seconded the motion, motion passed (7-0). 6.Presentation, possible action, and discussion regarding the P&Z Calendar of Upcoming Meetings. Neighborhood Integrity Meeting ~ February 23, 2008 ~ 9:00 a.m. to 3:00 p.m. ~ Conference Center Planning & Zoning Meeting ~ March 6, 2008 ~ 6:00 p.m. Workshop & 7:00 p.m. Regular ~ City Hall Council Chambers Joint P&Z Meeting with Bryan ~ April 8, 2008 ~ 11:30 a.m. ~ College Station City Hall Council Chambers Chairman Nichols reviewed the upcoming meeting dates for the Planning & Zoning Commission. 7.Presentation, discussion and possible action regarding the Comprehensive Planning (JP) process. th Jennifer Prochazka, Senior Planner, stated that the bulk of that February 20 CPAC meeting focused on Community Character. She also stated the next CPAC meeting th would be on March 26 and would be focused on land use, community appearance and assets. 8.Discussion, review and possible action regarding the following meetings: Design Review Board, CIP Bond Committee, Council Transportation Committee, Joint Bryan P&Z/College Station P&Z Committee on Common Gateways and Corridors, Joint Parks/Planning & Zoning Subcommittee. None 9.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. February 21, 2008 P&Z Workshop Meeting Minutes Page 2 of 3 Commissioner Dictson stated that it would be helpful if we had staff that specialized in land economics. 10.Adjourn. Commissioner Sanford motioned to adjourn the meeting. Commissioner Bauman seconded the motion, motion passed (7-0). Meeting adjourned at 6:50 p.m. Approved: ________________________________ John Nichols, Chairman Planning and Zoning Commission Attest: _____________________________________ Brittany Caldwell, Staff Assistant Planning and Development Services February 21, 2008 P&Z Workshop Meeting Minutes Page 3 of 3 MINUTES PZC LANNING AND ONING OMMISSION Regular Meeting Thursday, February 21, 2008 at 7:00 p.m. City Hall Council Chambers 1101 Texas Avenue College Station, Texas COMMISSIONERS PRESENT: Chairman John Nichols, Marsha Sanford, Bill Davis, Harold Strong, Derek Dictson, Glenn Schroeder and Noel Bauman COMMISSIONERS ABSENT: None CITY COUNCIL MEMBERS PRESENT: None CITY STAFF PRESENT: Senior Planner Lindsay Boyer, Staff Planners Crissy Hartl, Jason Schubert, Matt Robinson and Lauren Hovde, City Engineer Alan Gibbs, Director Bob Cowell, Assistant Director Lance Simms, Planning Administrator Molly Hitchcock, First Assistant City Attorney Carla Robinson, Action Center Representative Carrie McHugh and Staff Assistant Brittany Caldwell 1. Call Meeting to Order. Chairman Nichols called the meeting to order at 7:05 p.m. 2.Hear Citizens. None Consent Agenda 3.1Consideration, discussion, and possible action to approve meeting Minutes. February 7, 2008 Workshop February 7, 2008 Regular 3.2Presentation, possible action, and discussion on a Preliminary Plat for Spring Creek Townhomes Phases 2 and 3 for 71 lots on 9.706 acres located at 4211 Decatur Drive generally located west of Spring Creek Townhomes Phase 1 along Case #08-00500003 (LB) the future extension of Decatur Drive. 3.3Presentation, possible action, and discussion of a Final Plat for the Novosad Subdivision consisting of 1 lot on 0.52 acres located at 751 Luther Street, February 21, 2008 P&Z Regular Meeting Minutes Page 1 of 6 generally located west of the intersection of Jones-Butler and Luther Street West. #07-00500309 (LB) Case 3.4Presentation, possible action, and discussion on a Final Plat for Pebble Creek, Phase 9H consisting of a 5.971 acre Common Area located at 5400 St. Andrews Drive, generally located at Quaker Ridge and the future St. Andrews Drive Case # 08-00500005 (CH) extension. 3.5Presentation, possible action, and discussion on a Final Plat for Greens Prairie Center Phases 2A and 3 for 2 lots on 48.487 acres located at 950 William D. Fitch Parkway generally located at the intersection of Arrington Road and Greens Case #07-00500131 (JS) Prairie Road West. Commissioner Strong asked that consent agenda item 3.3 be moved to the regular agenda. Commissioner Schroeder motioned to approve items 3.1, 3.2, 3.4 and 3.5. Commissioner Dictson seconded the motion, motion passed (7-0). Regular Agenda 1.Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission action. Item 3.3 the Final Plat for the Novosad Subdivision was removed from the Consent Agenda at Commissioner Strong’s request. Lindsay Boyer, Senior Planner, presented the item and answered questions in general regarding the Final Plat. Commissioner Strong motioned to approve the Final Plat. Commissioner Sanford seconded the motion, motion passed (7-0). 2.Presentation, possible action, and discussion on Variance Requests to Section 8-J.2 Blocks and 8-G.2 Relation to Adjoining Street System in the Subdivision Regulations; and presentation, possible action, and discussion on a Preliminary Plat for Cottages of College Station, consisting of 4 lots on 135.887 acres, located at 1400 Harvey Mitchell Case #08-00500007 Parkway South, generally located across from Holleman Drive. (CH) Crissy Hartl, Staff Planner, presented the variance requests and recommended approval of the preliminary plat should the variances be approved. Veronica Morgan, 511 University Drive East, stated that the preliminary plat would facilitate a land swap between the City of College Station and the land owner. Commissioner Dictson asked if variances approved by the Planning & Zoning Commission would apply to the property if the rezoning was disapproved. Mrs. Hartl February 21, 2008 P&Z Regular Meeting Minutes Page 2 of 6 stated that the variances are tied to the plat and if a revised plat was submitted there would be new variances. Commissioner Davis motioned to approve the variance requests. Commissioner Strong seconded the motion, motion passed (7-0). Commissioner Strong motioned to approve the Preliminary Plat. Commissioner Sanford seconded the motion, motion passed (7-0). 3.Public hearing, presentation, possible action, and discussion on a Final Plat of the Woodlands of College Station Subdivision being a Replat of the Woodlands of College Station Subdivision consisting of 4 lots on 90.64 acres located at 1725 Harvey Mitchell Parkway South in the general vicinity of the intersection of Harvey Mitchell Parkway Case #07-00500176 (LB) South and Wellborn Road. Item was pulled at the applicant’s request. 4.Public hearing, presentation, possible action, and discussion on a Final Plat of the College Station Memorial Cemetery Section FH 1 being a replat of the College Station Memorial Cemetery Subdivision consisting of 147 plots on 5.49 acres located at 3800 Raymond Stotzer Parkway, generally located northwest of the intersection of Harvey Mitchell Case #07-00500340 (LB) Parkway and Raymond Stotzer Parkway. This item was presented with the Replat of the College Station Memorial Cemetery Sections MC1 and IN1. 5.Public hearing, presentation, possible action, and discussion on a Final Plat of the College Station Memorial Cemetery Section MC1 and IN1 being a replat of the College Station Memorial Cemetery Subdivision consisting of 178 plots on 7.12 acres located at 3800 Raymond Stotzer Parkway, generally located northwest of the intersection of Harvey Case #07-00500342 (LB) Mitchell Parkway and Raymond Stotzer Parkway. Lindsay Boyer, Senior Planner, presented the Replat for College Station Memorial Cemetery Sections MC1, IN1 and FH1 and recommended approval. Commissioner Davis asked if there was a line or just an easement going through the property and Ms. Boyer stated there was a gas line. Commissioner Sanford motioned to approve the Replat of Section FH1. Commissioner Davis seconded the motion, motion passed (7-0). Commissioner Sanford motioned to approve the Replat of Sections MC1 and IN1. Commissioner Bauman seconded the motion, motion passed (7-0). 6.Public hearing, presentation, possible action, and discussion on a Comprehensive Plan Amendment from Retail Neighborhood and Single-Family Residential, Medium Density to Single-Family Residential, High Density for 10.44 acres located at 2950 Rock Prairie February 21, 2008 P&Z Regular Meeting Minutes Page 3 of 6 Road West generally located west of the intersection with Old Wellborn Road on the Case #07-00500343 (JS) north side of Rock Prairie Road West. Jason Schubert, Staff Planner, presented the Comprehensive Plan Amendment and recommended approval. Commissioner Bauman expressed concern about traffic issues. There was discussion about the tract of land between Williams Gate and the subject property and Commissioner Dictson asked if the tract was a usable piece of property. Mr. Schubert stated that the tract was not a usable tract of land. Joe Schultz, 2033 Harvey Mitchell Parkway South, stated that a minor collector would be built through the development and would provide access on to Rock Prairie Road. He also stated that all of the ponds on the property are handmade and could be drained completely. Wallace Phillips, 13720 Hopes Creek Road, stated that he has been in contact with the surrounding property owners and they are working together to make the development work. Ken Tripp, 2900 Cain Road, expressed concern about drainage in the area. Mr. Schubert stated that drainage reports would be required at the platting stage. Commissioner Sanford motioned to recommend approval of the Comprehensive Plan Amendment. Commissioner Schroeder seconded the motion, motion passed (7- 0). 7.Public hearing, presentation, possible action, and discussion on a rezoning from A-O, Agricultural Open to C-1, General Commercial for a 28.34 acres tract located at 3990 and 3994 University Drive East located approximately 1600 feet west of the intersection of Case #08-00500006 (MR) University Drive East and SH 30. Matt Robinson, Staff Planner, presented the rezoning and recommended approval. There was discussion in general regarding the rezoning. Parviz Vessali, 110 Pershing, stated that he did not consider rezoning the property to PDD because he had never had a good experience with a PDD rezoning and that it cuts down on the timing of development. Commissioner Dictson stated that it is frustrating to him that developers are having problems with PDD rezonings. Director Cowell stated it is not that the developers are having problems with PDD rezonings, but that it is the length of time required in a PDD rezoning. February 21, 2008 P&Z Regular Meeting Minutes Page 4 of 6 Commissioner Dictson asked if the owner owned the back of the property and Mr. Robinson stated that he did own the back of the property. Commissioner Dictson motioned to recommend approval of the rezoning. Commissioner Schroeder seconded the motion, motion passed (7-0). 8.Public hearing, presentation, possible action, and discussion on a Rezoning of 7.358 acres of the Glenhaven Subdivision Phases 1 and 3 to apply a Neighborhood Prevailing Overlay (NPO) for those properties located on Summerglen Drive between University Case #08-00500002 (LB) Drive East and Glenhaven Drive. Lindsay Boyer, Senior Planner, presented the rezoning and recommended approval. There was discussion in general regarding the rezoning. Susan Irza, 605 Summerglen Drive, stated that she was appreciative of the opportunity that the City has given to protect neighborhoods. Commissioner Sanford motioned to recommend approval of the rezoning. Commissioner Bauman seconded the motion, motion passed (7-0). 9.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 Davis asked that there be a mechanism enacted where citizens can report issues and be assured of a response. 10.Adjourn. Commissioner Davis motioned to adjourn the meeting. Commissioner Bauman seconded the motion, motioned passed (7-0). Meeting adjourned at 8:45 p.m. Approved: ________________________________ John Nichols, Chairman Planning and Zoning Commission Attest: February 21, 2008 P&Z Regular Meeting Minutes Page 5 of 6 _____________________________________ Brittany Caldwell, Staff Assistant Planning and Development Services February 21, 2008 P&Z Regular Meeting Minutes Page 6 of 6 FINAL PLAT FOR TRADITIONS AT LUTHER SUBDIVISION (08-00500011) SCALE: ÐÍÈ ÍÎ ÛÙÊ×É LOCATION: ðÇÈÔ×Ê éÈÊ××È å×ÉÈ ZONING: ê ïÇÐÈÓÖÛÏÓÐà APPLICANT: ûÐÓ òÛÖÖÛÊ ÍÅÎ×Ê ÛÎØ Ø×Æ×ÐÍÌ×Ê PROJECT MANAGER: ðÓÎØÉÛà úÍÃ×Ê ûóùì é×ÎÓÍÊ ìÐÛÎÎ×Ê lboyer@cstx.gov RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ DEVELOPMENT HISTORY Annexation: Zoning: ûí ÈÍ ê Preliminary Plat: Site development: æÛÙÛÎÈ COMMENTS èÔ× ÉÇÚÒ×ÙÈ ÈÊÛÙÈ ÓÉ ÎÍÈ ÌÊÍÆÓØÓÎÕ Û ÙÊÍÉÉ ÛÙÙ×ÉÉ ×ÛÉ×Ï×ÎÈ ÈÍ ÉÔÛÊ× ÛÙÙ×ÉÉ ÅÓÈÔ ÈÔ× îÍÆÍÉÛØ ÈÊÛÙÈ ûÐÈÔÍÇÕÔ ÈÔÓÉ ÅÛÉ ×ÎÙÍÇÊÛÕ×Ø Úà ÈÔ× ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ÈÔ×Ê× ÅÛÉ ÎÍ ÙÍÎØÓÈÓÍÎ ÌÐÛÙ×Ø ÍÎ ÈÔ× Ê×ÂÍÎÓÎÕ èÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÛÎØ ÈÔ× ÆÛÙÛÎÈ ÈÊÛÙÈ ÈÍ ÈÔ× Å×ÉÈ ÔÛÆ× ÉÇÖÖÓÙÓ×ÎÈ ÖÊÍÎÈÛÕ× ÈÍ Ï××È ØÊÓÆ×ÅÛà ÉÌÛÙÓÎÕ ÖÍÊ ÓÎØÓÆÓØÇÛÐ ØÊÓÆ×ÅÛà ÛÙÙ×ÉÉ ÍÖÖ ðÇÈÔ×Ê Parkland Dedication: ö×× ÓÎ ÐÓ×Ç ÍÖ ÐÛÎØ Ø×ØÓÙÛÈÓÍÎ ÅÓÐÐ Ú× Ê×ËÇÓÊ×Ø ÛÈ ÈÔ× ÈÓÏ× ÍÖ ÚÇÓÐØÓÎÕ Ì×ÊÏÓÈ ÚÛÉ×Ø ÍÎ ÈÔ× ÎÇÏÚ×Ê ÍÖ ÇÎÓÈÉ Ú×ÓÎÕ ÚÇÓÐÈ ïÇÐÈÓÖÛÏÓÐà ÌÊÍÒ×ÙÈÉ ÅÓÈÔ Ð×ÉÉ ÈÔÛÎ ÇÎÓÈÉ ÏÛà Ú× ÛÌÌÊÍÆ×Ø ÛØÏÓÎÓÉÈÊÛÈÓÆ×Ðà ÛÎØ ÎÍ ÛÙÈÓÍÎ Úà ÈÔ× ìÐÛÎÎÓÎÕ ÛÎØ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ÓÉ Ê×ËÇÓÊ×Ø REVIEW CRITERIA Compliance with Subdivision Regulations: èÔ× ÖÓÎÛÐ ÌÐÛÈ ÙÍÏÌÐÓ×É ÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉ STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌà ÍÖ ìÊ×ÐÓÏÓÎÛÊà ìÐÛÈ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ùÍÌà ÍÖ öÓÎÛÐ ìÐÛÈ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ FINAL PLAT FOR SPRING CREEK TOWNHOMES PHASE 2 SUBDIVISION (08-00500021) SCALE: ÐÍÈ ÍÎ ÛÙÊ×É LOCATION: ø×ÙÛÈÇÊ øÊÓÆ× ZONING: ìøø ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ APPLICANT: åÛÐÐÛÙ× ìÔÓÐÐÓÌÉ ÍÅÎ×Ê ÛÎØ Ø×Æ×ÐÍÌ×Ê PROJECT MANAGER: ðÓÎØÉÛà úÍÃ×Ê ûóùì é×ÎÓÍÊ ìÐÛÎÎ×Ê lboyer@cstx.gov RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ DEVELOPMENT HISTORY Annexation: Zoning: ûí ûÕÊÓÙÇÐÈÇÊÛÐ íÌ×Î ÈÍ ê èÍÅÎÔÍÏ×É ê èÍÅÎÔÍÏ×É ÈÍ ìøø ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ ìøø ìÐÛÎÎ×Ø ø×Æ×ÐÍÌÏ×ÎÈ øÓÉÈÊÓÙÈ ÛÏ×ÎØ×Ø Preliminary Plat: Site development: æÛÙÛÎÈ ÛØÒÛÙ×ÎÈ ÈÍ Ø×Æ×ÐÍÌ×Ø ÈÍÅÎÔÍÏ×É éÌÊÓÎÕ ùÊ××Ñ èÍÅÎÔÍÏ×É ìÔÛÉ× ÛÎØ ÛÎØ éÌÊÓÎÕ ùÊ××Ñ õÛÊØ×ÎÉ ÉÓÎÕÐ×ÖÛÏÓÐà ÔÍÏ×É COMMENTS Parkland Dedication: ìÛÊÑÐÛÎØ Ø×ØÓÙÛÈÓÍÎ ÖÍÊ ÈÔ× ×ÎÈÓÊ× ùÊÍÅÐ×à ÈÊÛÙÈ ÔÛÉ Ú××Î ÌÊ×ÆÓÍÇÉÐà ÛÌÌÊÍÆ×Ø îÍ ÛØØÓÈÓÍÎÛÐ ÐÛÎØ Ø×ØÓÙÛÈÓÍÎ ÓÉ Ê×ËÇÓÊ×Ø ìÛÊÑ Ø×Æ×ÐÍÌÏ×ÎÈ Ö××É ÖÍÊ ÉÓÎÕÐ×ÖÛÏÓÐà ÐÍÈÉ ÅÓÐÐ Ú× Ê×ËÇÓÊ×Ø ÛÈ ÈÔ× ÈÓÏ× ÍÖ öÓÎÛÐ ìÐÛÈ REVIEW CRITERIA Compliance with Subdivision Regulations: èÔ× ÖÓÎÛÐ ÌÐÛÈ ÙÍÏÌÐÓ×É ÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉ ÛÎØ ÈÔ× ÛÌÌÊÍÆ×Ø ÌÊ×ÐÓÏÓÎÛÊà ÌÐÛÈ STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌà ÍÖ öÓÎÛÐ ìÐÛÈ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ PRELIMINARY PLAT FOR AGGIELAND BUSINESS PARK II SUBDIVISION (08-00500019) SCALE: ÐÍÈ ÍÎ ÛÙÊ×É LOCATION: êÛÃÏÍÎØ éÈÍÈÂ×Ê ìÛÊÑÅÛà ZONING: î û ÷èò APPLICANT: òÓÏ ò×ÈÈ ÍÅÎ×Ê PROJECT MANAGER: òÛÉÍÎ éÙÔÇÚ×ÊÈ ûóùì éÈÛÖÖ ìÐÛÎÎ×Ê jschubert@cstx.gov RECOMMENDATION: ûÌÌÊÍÆÛÐ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ DEVELOPMENT HISTORY Annexation: î û ÷èò Zoning: î û ÷èò Site development: æÛÙÛÎÈ COMMENTS Water: èÔ× ÉÇÚÒ×ÙÈ ÌÊÍÌ×ÊÈà ÓÉ ÅÓÈÔÓÎ ÈÔ× úÊÇÉÔà åÛÈ×Ê éÇÌÌÐÃªÉ ùùî èÔ×Ê× ÛÊ× ×ÄÓÉÈÓÎÕ ÓÎÙÔ ÛÎØ ÓÎÙÔ ÅÛÈ×Ê ÐÓÎ×É ÍÎ ÈÔ× ÉÍÇÈÔ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ÛÎØ ÛÎ ×ÄÓÉÈÓÎÕ ÓÎÙÔ ÅÛÈ×Ê ÐÓÎ× ÛÐÍÎÕ ÈÔ× ×ÛÉÈ ÉÓØ× ÍÖ ÈÔ× ÌÊÍÌ×ÊÈà ø×È×ÊÏÓÎÛÈÓÍÎ ÍÖ Ï××ÈÓÎÕ ÈÔ× ùÓÈÃªÉ ÖÓÊ× ÖÐÍÅ ÓÉ Ê×ËÇÓÊ×Ø ÛÈ ÈÔ× ÈÓÏ× ÍÖ öÓÎÛÐ ìÐÛÈ Sewer: íÎÉÓÈ× ÌÊÓÆÛÈ× É×ÌÈÓÙ ÉÃÉÈ×ÏÉ ÛÊ× ÌÊÍÌÍÉ×Ø ÅÔÓÙÔ ÅÓÐÐ Ê×ËÇÓÊ× Û ÐÓÙ×ÎÉ× ÖÊÍÏ ÈÔ× úÊÛÂÍÉ ùÍÇÎÈà ô×ÛÐÈÔ ø×ÌÛÊÈÏ×ÎÈ Streets: êÛÃÏÍÎØ éÈÍÈÂ×Ê ìÛÊÑÅÛà öï ÓÉ Û ôÓÕÔÅÛà ÍÎ ÈÔ× ùÓÈÃªÉ èÔÍÊÍÇÕÔÖÛÊ× ìÐÛÎ ÛÎØ òÍÎ×É êÍÛØ ÓÉ Û ÐÍÙÛÐ ÉÈÊ××È îÍ ÛØØÓÈÓÍÎÛÐ Ø×ØÓÙÛÈÓÍÎÉ ÛÊ× Ê×ËÇÓÊ×Ø Off-site Easements: îÍÎ× ÑÎÍÅÎ ÛÈ ÈÔÓÉ ÈÓÏ× Drainage: øÊÛÓÎÛÕ× ÓÉ ÈÍ ÈÔ× ÉÍÇÈÔ ÓÎÈÍ Û ÈÊÓÚÇÈÛÊà ÍÖ úÊÇÉÔà ùÊ××Ñ Flood Plain: èÔÓÉ ÌÊÍÌ×ÊÈà ÓÉ ÎÍÈ ÐÍÙÛÈ×Ø ÅÓÈÔÓÎ ö÷ïû Ø×ÉÓÕÎÛÈ×Ø ÖÐÍÍØÌÐÛÓÎ Oversize Request: îÍÎ× ÛÈ ÈÔÓÉ ÈÓÏ× Impact Fees: îÍÎ× ÓÎ ÈÔÓÉ ÛÊ×Û ÙÇÊÊ×ÎÈÐà REVIEW CRITERIA Compliance with Comprehensive Plan and Unified Development Ordinance: èÔÓÉ ÛÊ×Û ÓÉ Ø×ÉÓÕÎÛÈ×Ø ÛÉ óÎØÇÉÈÊÓÛÐ êø öÐÍÍØÌÐÛÓÎ éÈÊ×ÛÏÉ ÛÎØ éÓÎÕÐ× öÛÏÓÐà ê×ÉÓØ×ÎÈÓÛÐ ðÍÅ ø×ÎÉÓÈà ÍÎ ÈÔ× ðÛÎØ çÉ× ìÐÛÎ èÔ× ùÓÈà ÔÍÅ×Æ×Ê ÔÛÉ ÎÍ ÐÛÎØ ÇÉ× ÛÇÈÔÍÊÓÈà ÓÎ ÈÔ× ÷èò Compliance with Subdivision Regulations: èÔ× ÌÊ×ÐÓÏÓÎÛÊà ÌÐÛÈ ÙÍÏÌÐÓ×É ÅÓÈÔ ÈÔ× éÇÚØÓÆÓÉÓÍÎ ê×ÕÇÐÛÈÓÍÎÉ STAFF RECOMMENDATION éÈÛÖÖ Ê×ÙÍÏÏ×ÎØÉ ÛÌÌÊÍÆÛÐ SUPPORTING MATERIALS ûÌÌÐÓÙÛÈÓÍÎ ùÍÌà ÍÖ ìÊ×ÐÓÏÓÎÛÊà ìÐÛÈ ÌÊÍÆÓØ×Ø ÓÎ ÌÛÙÑ×È ìÐÛÎÎÓÎÕ âÍÎÓÎÕ ùÍÏÏÓÉÉÓÍÎ ìÛÕ× ÍÖ ïÛÊÙÔ