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HomeMy WebLinkAboutMinutesMINUTES Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS December 7, 1995 7:.00 P.M. COMMISSIONERS PRESENT: Acting Chairman Hall, and Commissioners Lane, Lightfoot, Smith and Garner. COMMISSIONERS ABSENT: Chairman Hawthorne and Commissioner Gribou. STAFF PRESENT: City Planner Kee, Assistant City Engineer Morgan, Senior Planner Kuenzel, Graduate Civil Engineer Homeyer, Planning Technician Thomas, Transportation Planner Hard, Development Coordinator Volk and Assistant City Engineer McCully. AGENDA ITEM NO. 1: The Consent Agenda consists of non-controversial or "housekeeping" items required by law. Items may be removed from the Consent Agenda by any citizen, City staff member, or Commissioner by making such a request prior to a motion and vote on the Consent Agenda. (1.1 } Approval of minutes from the meeting of November 16, 1995. (1.2) Consideration of a final (replat) plat for the Edelweiss Estates Phase 3 subdivision for the addition of a required easement. (93-240) (1.3) Consideration of a final (replat) plat for the Polar-Bek subdivision for some slight changes in locations of required easements. (95-244) Consent agenda items 1.1, 1.2 and 1.3 were approved unanimously by consent. AGENDA ITEM NO. 2: Public hearing to consider a rezoning request for approximately ~ 1.69 acres on the southeast corner of the intersection of Welsh and F.M. 2818 from C-3 Planned Commercial to C-1 General Commercial with OV Corridor Overlay District. (95-110) Senior Planner Kuenzel presented the staff report and stated that the applicant is planning to build a service station, which is permitted under the current C-3 zoning. However, on-premise consumption of food and alcohol is not allowed in the C-3 zone. The applicant wishes to be permitted indoor seating for restaurant usage, which is the trend in the development of new convenience stores. The only two districts that would accommodate all three uses (service station, retail food store and restaurant) would be either C-1 or C-2, C-1 being the less intense of the two. The C-1 zoning request is accompanied by a request for the Overlay district, included on the part of the applicant to help assure that the development will be laid out in an aesthetically pleasing manner. The district has higher building and parking lot setback restrictions, restricts sign and building colors, and requires underground utilities. Senior Planner Kuenzel stated that the Overlay district also has special restrictions for service stations, including restricting all business activity other than fuel pumping to indoors, prohibiting major auto work and limiting advertising. The rezoning request meets .the City's development policies regarding location of commercial districts at major intersections. The past concerns for traffic safety have been alleviated to some extent by changes made to the roadway and to the intersection as well as agreements relating to access drives. Staff recommended approval of the rezoning request due to the driveway location criteria and the change of conditions in the immediate area. There have been no C-1 rezonings of vacant property approved in the recent past. Most commercial requests have tended to be more limited in scope (C-3, C-B, C-N requests). This year, the Council approved several requests to convert commercial property to residential (mostly multi-family) use. This particular tract has come before the Commission and City Council several times. In 1983; a request for C-1 was opposed by staff due primarily to traffic and safety concerns and to the fact that the Land Use Plan reflected the tract as high density residential. The Commission recommended approval due to the belief that F.M. 2818 would be widened, a turning lane would be added and the intersection was to become signalized. The City Council approved C-N Neighborhood Commercial zoning, agreeing that some commercial use was needed in the area, but not all uses in the C-1 district. Since that time, several changes have taken place. The changes to F.M. 2818 have taken place making the traffic conditions more conducive to commercial uses. Last year, Council approved a rezoning from C-N to C-3, which allows more intense use of the land. The City has also adopted the Driveway Access Ordinance, and a recent resubdivision of the lot in conjunction with adjacent lots was done in accordance with access restrictions. Staff received one call in opposition of the request from the College Station Independent School District (CSISD). The District expressed concern with the fact that the rezoning will allow on-premise consumption of alcohol where the existing zoning does not. Commissioner Hall opened the public hearing. ° Applicant Jeff Runge of 1207 Munson informed the Commission that the main reason for the rezoning request is to allow on-premise consumption of food. He stated that the owner is willing to place deed restrictions on the property to prohibit any future on-premise consumption of alcohol in an effort to address CSISD's concerns. Mr. Runge stated that he has examined the details of the Overlay District and understands that the City will have control over the aesthetics including signage, building colors, etc. A&M Consolidated High School Principal Chrissy Hester of 4595 Banstable Harbor approached the Commission on behalf of the children who attend the high school. She stated that her mayor concern is the recent $SO million bond issue that passed in which $2S million will be spent on the high school expansion. Another concern is the large amount of traffic currently at the F.M. 2818 and Welsh intersection that will only increase with a more intense commercial use. Ms. Hester also stated that as the school grows, pedestrian traffic will also increase through this intersection. The current speed limit along F.M. 2818 in this area is the maximum of SS miles per hour. There are currently 1727 children enrolled in the high school and the expansion will allow for a total of 2500 students. The younger classes are growing which adds to the pedestrian traffic since these students are more inclined to walk to school. She stated that her last concern is providing a place that could possibly encourage students to leave campus. The proposed development would provide ahang-out for students just off campus without adult supervision. CSISD Assistant Superintendent for Instruction John P. Rouse of 3008 Cortez informed the Commission that he was present at the meeting concerning the last rezoning request. He stated that the District is concerned with the children's safety and operation. of the school. If the subject property is rezoned, there is definitely a strong need .for deed restrictions against the on-premise consumption of alcohol. Mr. Rouse stated that he is also concerned with the pedestrian traffic m the area as the school grows and the commercial property develops. He requested that the City take a look at the SS miles per hour speed limit currently posted in the area. Mr. Rouse also expressed concern with the appearance of the development especially with the proposed expansion and renovations of the high school. P ~ Z Miilcrtes Decen~ber• 7, 199 Page 2 of 7 Transportation Planner Hard stated that the speed limit in that particular area is the state's jurisdiction. However, City staff has forwarded a similar request for the state to examine the speeds at this location to determine if they are still valid. The City can look into some additional enhancements if there is increased pedestrian traffic in the area. Applicant Ray Hansen of 730 Rosemary approached the Commission and stated that he would be more than willing to deed restrict the property against the on-premise consumption of alcohol. He stated that the proposed station will be aesthetically pleasing. At the Rock Prairie Road location, the minimum landscape requirements were exceeded in order to provide an attractive facility. Mr. Hansen stated that several studies have been conducted concerning service stations and it has been determined that they do not generate traffic but instead intercept the traffic that is already present. A convenience store must be at a major intersection with high traffic volumes in order to be successful. Mr. Hansen concluded that he wants to work with CSISD and be a good member of the community. He stated that he will be willing to work with the school district on the deed restrictions to satisfy their concerns with on-premise consumption of alcohol. Commissioner Hall closed the public hearing. Commissioner Lightfoot moved to recommend approval of the rezoning request for approximately 1.69 acres on the southeast corner of the intersection of Welsh and F.M. 2818 from C-3 Planned Commercial to C-1 General Commercial with OV Corridor Overlay District. Commissioner Lane seconded the motion. Commissioner Lightfoot stated that he understands the school's position and concern for the high school students. However, he stated that he is also impressed with the attitude of the business owners in that they intend to run a clean and tight ship that would not detract from the community, residential area or the school site. Commissioner Lightfoot stated that under the present zoning, there are other uses such as a video game store, service station, etc. that could potentially be more of a problem than what is proposed. He stated that traffic is a concern at many intersections that will have to be addressed at this location and elsewhere in town. Commissioner Garner stated that the proposed library will also increase the pedestrian traffic in the area with or without the proposed commercial development. She stated that some provisions will have to be made regardless of what is allowed to develop on the subject property. Commissioner Hall suggested that the City look at the possibility of creating additional commercial districts so that the uses allowed in a C-1 district are not as broad as they are now. He also suggested that staff look at restricting the maximum square footage of a restaurant in a service station as part of the zoning district so that C-1 zoning is not required to allow a small restaurant. Commissioner Hall expressed concern that once C-1 zoning is granted, it opens up the door to many uses that may or may not be suitable for a particular location. The motion to recommend approval of the proposed rezoning request passed unopposed (5 - 0). ENDA ITEM NO. 3: P~~ blic e~ ring to consider a re est for conditional use permi to allo the use of an existing tSplex at 1 1 Southwest Park ay for a Sun ay school classro for the Par way Baptist Chu ch. This reques for "use o y"; site plan is n being con 'dered at this time, 5-714) Senior Planner zel presented the staff report a d tated that the request is r th use only and therefore no Pro' Review Committee review w condu ted. Church parkin is based o the seating capacity oft sanc ary, no additional parki g is requir for related es. There is access easement th t extends om Anderson across e rear of lots -23 and ross the rear of the bject property. One of the operty owners i the vicinity has e res d concern for a future ~ e connect' n between this pro erty and the urch and would like ass Winces that the church traffic will not be able to access the privat oad. P & Z Mifiutes December 7, 1995 Page 3 of 7 Cl`~%1 ~`~~~~~~ / L-r Regular Meeting Thursday, January 11, 1996 Approved purchase o o articulat ator as approved i e FY 1995-96 o as low bidd , $754,170 with fin lerc Corp anon, Irving. Page 3 trucks and one tract ~ fund to Con Eq~ri~of (C-10) Appr e eal estate contract for purchase of t 26, Block 1, Boyett Es to Parts 'on for redevelopment, public ciliti~es, and other public rposes. ~~ T above items were app ved by c mon consent. ~ ~, ~g~~lar Ags+nda (R 7) Public hearing and consideration of 7 69 acres located at t~+e ~.,+pTQi~f-~;An ..f FM 2818 and Welsh Avenue. and i mediately, west of the ProP~tr v r n ly acquired by t,_ he City for a new library fD rom [` 3 Planned Commercial to C-1 General Commercial with the oyerlav district Avnlicants are Jeff Runge and Tim Hansen (~- ~ 10) P1a_*+nin~ and Zoning Com_nLSSion recommended a$ur= oval. Staff planner Sabine I~uenzel explained the rezoning request stated that the applicant plans to build a service station, which is permitted under the current C-3 zoning. However, on premise consumption of food and alcohol is not allowed in the C-3 zone. The only two districts that would accomodate all uses would be either C-1 or C-2. The applicant also wishes to include the overlay district to address aesthetics. She presented slides of the property. Staff recommended approval. Mayor Ringer opened the public hearing. Applicant Jeff Runge of 1207 Munson informed the Council that the main reason for the rezoning request is to allow on premise consumption of~food. He stated that the owner is willing to place deed restrictions on the property to prohibit any future on premise consumption of alcohol in an effort to address the CSISD's concerns. David Neal, Asst. Superintendent for Business, CSISD, addressed the Council on behalf of A&M Consolidated High School Principal Chrissy Hester, and Asst. Superintendent for Instruction John Rouse. A major concern related to the large amount of traffic currently at FM 2818 and Welsh intersection will increase with a more intense commercial use. Regular Meeting Page 4 Thursday, January 11, 1996 Ray Hanson, a principle owner of the business, addressed the Council. He pointed out that the delay of this rezoning will not be favorable to the applicant. Mayor Ringer closed the public hearing. Councilman Mariott moved approval of Ordin ice No. 2163 to C-1 General Commercial with the overlay district. The motion was seconded by Councilman Kennady. The motion carried unanimously, 6-1, Councilwoman Crouch voted against. Councilmembers encouraged city staff to communicate with the property .--%~ owners to ensure the deed restrictions prohibit on premise consumption of alcoholic beverageso ~~~ Policy ~nalyst, came forv~ard to ax~swer any Bill arper 2403 Carter reek in Bry ,owner of Bid's Barber Shop in North to addressed the ouncil. Hi concern relate to par 'ng that may be iminated sometim in the f ture. He express d the portance of par convenience to hi busin ss. Councilmembe r ponded they will be en itive to his conce Coun ilman 'ckson moved ap r val of the plan. Counc` an Mariott seco ded the otion which c d unanimously, 7-0. P Director Stev Beach explain d that the incr ases are r commended for 23 ees i 1996. ese increases partially offset ~e osts associated with e q~peration of rograms and facilities. Councilman Hickson m ed approval of~t~e fees hedule as presented. The motion was seconds by Councilman Fox w ich carried unanimously, 7-0. QX Regular Item Consent Item Statutory Item Item Submitted By: For Council Meeting Of: Director. Approval: Sabine Kuenzel. Senior Planner January 4. 1996 Executive Member Approval: Ends Statements / Strategic Issues: Most rezoning cases impact Transportation/Mobility as well as Civic Pride (well-planned, attractive developments). Some may impact Prosperity in that commercial districts provide revenue to the City, but these should be located in appropriate areas. Item: Public hearing and consideration of a rezoning of 1.69 acres located at the intersection of F.M. 2818 and Welsh Avenue from C-3 Punned Commercial to C-1 General Commercial with. the Overlay District. Application is in the name of Jeff Runge and Tim Hansen. (95-110) Item Summary: The current zoning on the subject property would permit service stations and convenience stores but the applicant wishes to add on- premise consumption facilities, which .are specifically prohibited in this zoning district. The requested zoning would provide for a more broad range of permitted .uses, including night clubs (with a CUP), theaters, and restaurants. Over the past. twelve years, the zoning on this corner has become more intense, from the original R-1 to C-N and last year to C-3. The request. includes a request to apply the Overlay District as an assurance that the corner will develop in an aesthetically pleasing manner. The Overlay limits signage and advertising as well as prohibiting several uses generally associated with service stations. Financial Summary: N/A Staff Recommendation: Staff recommends approval due to the location criteria and to the change of conditions in the immediate area, including changes to 2818 that have upgraded the intersection to accommodate uses in the C-1 district. The Planning and Zoning Commission voted 5-0 to recommend approval of the request. City Attorney Recommendation: No concerns expressed Council Action Desired: Approval or denial of request Supporting Materials: 1. Area map 2. Staff report 3. Application 4. P&Z minutes 5. Ordinance