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HomeMy WebLinkAbout01172019 ZPC Agenda Item 3 Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 January 17, 2019 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject : Final report on a request to amend the Zoning Ordinance and Code of Ordinances, including the Zoning District Map of the City of West University Place, Texas ("City") by establishing a new Third Single Family - Planned Development District (PDD-SF3) in the Third Single Family (Detached) (SF3) District and two lots in the Second Single Family-Planned Development (PDD- SF2) District. To the Honorable Mayor & Members of City Council : The Zoning & Planning Commission of the City submits this, its final report, on the subject proposal, for the assistance of the Council as well as other interested persons . Scope of Proposal . The purpose of this proposal is to amend the Zoning Ordinance and Zoning District Map by changing the zoning district designation of the building site located at the corner of the intersection of Academy and Ruskin Street, more fully described as Lots One through Six in Block Twenty- five of the Collegeview Section One subdivision. This request by the property owner, AT&T (Southwestern Bell) , is to rezone six abutting lots that have been developed as parking for the main ATT structure fronting on Bellaire Boulevard. The site was originally developed as single family residential . There were 10 abutting lots that fronted on Ruskin Street . In 1970, four of the lots (One through Four) were granted a special exception for use as parking for the then Southwestern Bell (SWBT) vehicles and the vehicles in use by the SWBT employees . Five years later in 1975, a second exception was granted for parking of vehicles on Lots Five through Ten, restricting Lots Seven through Ten to passenger vehicles only. There were restrictions associated with the special exception as to plantings, fencing, lighting, etc. The underlying zoning designation for lots Five through Ten has remained residential, but subsequent zoning ordinance amendments and zoning map adoptions have at different times changed to townhome "Ruskin Townhome District" and eventually to the current PDD-SF2 designation. Lots One through Four have remained in the SF3 District . The proposal is to create a new third single family planned development district (PDD-SF3) that includes lots 1-6 of block 25 in the Cambridge Subdivsion Section 1 . The proposal includes language that establishes single family district three regulations as the underlying regulations . Two notes to Table 7-1 will allow for the existing parking lot as long as the property is owned by ATT or a similar telecommunications company. The proposal will allow ATT owned vehicles access and will allow for the loading and unloading of these vehicles . It will also allow for the inventory and supply of equipment to those vehicles as well as access to the vehicles for various employee activities . The proposal limits hours of operation, entry and exit for certain streets, prohibits signage, other structures, and requires fencing and landscaping. Conforming language in certain chapters is included. The commission submitted a preliminary report on September 13, 2018 and City Council approved an ordinance calling for a joint public hearing on October 22, 2018 . The full proposal is included in that ordinance . PUBLIC HEARING. The public hearing with City Council was held on January 14, 2019. There was a presentation by the applicant where the commission heard testimony from the applicant and its representatives regarding its operations, the types of vehicles used in its operations, traffic and traffic congestion, market value impacts on nearby residential properties, and a detailed explanation of the proposed amendment . Many citizen concerns were expressed regarding the adverse impacts of the loading and unloading of service vehicles and other commercial activities that have taken place in the parking lot area in the past and that would be allowed under the proposed amendment. Other concerns were expressed regarding noise, hours of operation, lighting and traffic congestion caused by additional vehicles entering and exiting the parking area, the safety of children in the neighborhood, and the code enforcement difficulties associated with the enforcement of the restrictions contained in notes 12 and 13 of the proposed amendment Concerns were also expressed about the adverse impact ATT' s operations have had on residential property market values in the area. The results of a public opinion survey showing widespread opposition to the proposed amendment were also presented. A number of residents (including one who represented the owners of a dozen nearby properties) spoke in favor of the proposal stating that the ordinance would create specific, enforceable rules regarding hours of operation, travel through the neighborhood, use of specific equipment to load and unload the vehicles, noise, and upkeep of the site. These residents were of the opinion that these rules were superior to what would likely occur should ATT decide to conduct its desired loading and unloading operations on the portion of its property that is already zoned commercial . Recommendation. Based on a thorough and careful review of all the information presented at the public hearing, the Commission finds that the proposed amendment would not be in the best interests of the City and its citizens, and recommends that the City Council not adopt the proposed amendment . The Vote. This report was authorized by the Commission at its meeting held on the date of this report . The vote was as follows : Commissioners Wilson, Tsai, Jensen, and Johnston voted "aye; " Brantley, McEnany, and Cutrer voted "no" . Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission