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HomeMy WebLinkAboutMinutesPREDEVELOPMENT MEETING NOTES. BELL TRACT (F.M 158) APPLICANTS: Green Smith, Richard .Creed, Joyce Bell, Wesley Herring STAFF: Assistant Development Coordinator Rue, Senior Planner McCully, .Line Designer Reeves, Battalion Chief Mies,. Assistant City Engineer Morgan PROPOSAL: Property on F.M. 158 between Highway 30 and Highway 60. Proposed manufacturing business in existing building (welding shop). The applicant would like to purchase ~ the home next door, convert the home to an office and possibly add a building for a welding shop. ~ Need rezoning for manufacturing business. (The existing C-2 zoning is all right but the R-1 needs to be rezoned for the proposed office and new manufacturing building.) The rezoning request is not in compliance with the Comprehensive Plan. The Land Use Plan shows rural density in this area. Staff will not be able to support the rezoning. However, staff maybe able to support M-1 instead of C-2. City water and sanitary sewer is not available to the site at this time. (Since the public sanitary. sewer line is so far away, staff may be able to support a septic system for this site. The applicant should work with the Health Department'and City staffto determine the requirements.) The closest existing fire hydrant is approximately 1200' away. There is no fire protection available to the proposed commercial business. Staff may consider supporting a variance request if a fire sprinkler system is installed as well as additional fire proofing of the building. (Discuss thin possibility with the Fire Marshal for specific requirements.) Another alternative is for the applicant to work with Wickson Water to see if they can support a fire hydrant. (The applicant should also work with Wickson Water to see if they. have enough pressure to support the sprinkler system as well.) In terms of platting requirements, .the parent tract needs to be determined from 1970 (the date our Subdivision Regulations went into effect.) The property has been n,the family for years and may or may not be required to :plat. Senior Planner McCully asked for the applicant to .provide, Staff with the most recent deed information to determine the parent tract and if platting is necessary. ~ If,platting is required, the developer must extend public utilities to and through the property. The proposed new manufacturing building and office conversion requires .full compliance with current ordinances and building codes. Senior Planner McCully recommended that they wait: and see the outcome of the Maria Polites rezoni d what the City Couneil decides. (This request is very similar to the Polites rezoning.) ~..~---, P -e,-- e /, N take Ruiz Assistant bevelopment Coordinator September 24, 1998 ;, . a ._ _ ~ ~ f... C-AJV' tee! Lr,X. * < ~. __ ~ __ EX/` t~/ ~ `"'"'~"cI' ~e,~' _ _, ~ _ ~- ~- _~ _~.. ~~. ,~ __ __ __ r _. _ --~,~~~~ -w~~ y~e~ r.- ._-_ ,~.__ ~-t,~~- I ,_ i s ~- ~~ ~~. __ __ __ .r :~~~ __ ____ ~zo. ~w~ C.yr~Crs~~ :tnr~i~_ ,.,~,Q ~r -. ,...... __ a-__ ,- __ _____ site by fee simple or by a perpetual easement which commits the land for the use, building or structure. He added that .this language eliminates the .need for the Commission to-consider a proposal because the requirements are now clearly defined. He added that the language submitted in this ordinance amendment was prepared by the Zegal Department following the guidelines listed by the Commission. Mr. Colson made a motion to recommend approval of this ordinance amendment re~xlating provisions for off-premise parking to meet required parkin. Mr. Michel econded the motion which carried unanimously (6-Q). AGgNDA ITEM N0. 5: 88-108: Reconsideration of the question of rezoning a 1.1868 acre tract of land located general y west of and adjacent to F.M.158, approximately 2000 feet north of the intersection 'of S,H.30 ~ F.M,158 from C-2 Commercial-Industrial to M-2 Heavp Industrial. Applicant is Twin City Chemical. Owner is Milton Bell. (Tabled 10-6-88.} Mr. Dresser made a motion to remove this item from .its tabled position. Mr. Moore seconded the motion which carried unanimously {6-0}. Mr. Callaway briefly reviewed the staff report included with these minutes entitled "M-2 Zoning in College Station and a Review of the FM.15$ Area". After his report Mr. Colson stated that he still has many questions about the specific proposed use of this site,' and asked that the applicant address some of the questions. Mr. Callaway replied that the applicant has been.natified by mail of this meeting and he has also had telephone contact with Mr. Bell earlier this week, but it appears that Mr. Bell has not arrived', at the meeting. Mrs. Sawtelle asked if there was anyone in the audience representing Mr. Bell, the 'applicant of this rezoning request and no one responded.. After complimenting staff on ,the excellent report submitted which addresses all the questions ',asked by the Commission at the earlier meeting, Mr. Colson said again that he has questions about the proposal and the product to be stored, .including, (1)Is the product water soluble? (2} Is it flammable? {3) Is it caustic? (4) How will it affect a septic system, or a sewer system if this property has city utilities and the tanks are 'flushed into the system? (5) How much of the product will be stored.- how .many, and how large are the tanks? Mrs. Sawtelle stated that she believes that when the Commission considers any rezoning request, it should consider a worst-case scenario rather that a specific use, and especially when the applicant is not available to address and/or defend his request. Mr. Dresser said there seems to be ample M-Z land available in the City for this type of activity without creating' more, especially one isolated tract. He continued by -stating that an isolated 1+ acre tract, surrounded by residential and agricultural uses is an inappropriate location for M-2 zoning, and he thinks this request only addresses"the convenience of the owner, not what is best for the city as a whole. He added that placing the responsibility for. buffering this isolated tract would be forced on 'adjacent property owners because the tract is already developed, would be an unnecessary burden on-those property owners to meet someone else's responsibilities. Mr. Michel asked for clarification of the statement in the staff report on page 2 which states'"Based on the above listing of Storage Tanks and Food Processing Plants. as M-2 uses and the applicant's description of the proposed process, staff determined P&Z Minutes 11-3-88 Page 3 that M-2 was the appropriate district for this activity". Mr. Callaway replied that based on the information the applicant was able to give staff,. including planning staff, building division staff and the Fire .Marshal,. staff determined that M-2 zoning would be required for the type of activity being proposed. He added that. this specific proposal is actually the second proposal made by the applicant, because at the first meeting staff had with him, he proposed storing approximately the same quantity, but the product would have been completely different chemicals. Mrs. Davis stated that based on entire discussion which has taken place, the concerns mentioned,.. the absence of the applicant to respond to concerns or to explain his request'., the `site size and t's•solated nature, she would offer a motion to recommend denial of the request to rezone the 1.18 acre tract from C-2 to M-2. Mr. Golson seconded the motion which carried unanimously ~6-0). AGBNDA ITBM NO. S: Discussion of a possible ordinance amendment relative to parking requirement for aotion picture th8aters. Mr. Gallaway explained that this item has been placed on the agenda in response to a letter received from Mr. Steve Hansen which 'was included in the packets. He informed the Commissioners that staff has done a mini-telephone survey of 6 other-cities, with responses from 5 of those cities citing their requirements as follows: Lubbock requires 1 parking space per 4 seats, includngmultiple screen theater complexes; Arlington requires l space per 4 seats with no differentiation in the requirements for the number of screens; Ft. Worth requires l space per 4 seats ,plus 1 space per 4 employees; Irving requires 1`space per,3.5 seats wth'no differentiation based on the number of screens and E1 Paso requires l space per 4 seats or '1 space per 100 square feet of :floor area. He continued by stating that staff has received one. other verbal request for reconsideration of the parking requirement for theaters, which is one parking space for 2.5 seats, which appears to be rather high. according to the requirements of those 5 cities surveyed. Mr. Gallaway then reported that since these requirements became effective in 1986, staff has only ';received one actual theater proposal which was not constructed, but did .receive a parking variance from the ZBA to the number of parking spaces required, and which also addressed smaller spaces for compact cars. He explaned,that this request is being: brought o the Commission as a discussion item only at'this time, and if the Gammission directs, staff can conduct amore extensive study before bringing anything back to the Commission for consideration. Mr. Dresser asked if there is any urgency to this request and Mr. Callaway replied that he does not think there is. Mr. Dresser said that he is aware of parking lots for theaters in the city which seem to be a mess, and he thinks perhaps additional information is needed, and he would be interested in seeing the results of a survey of facilities within College Station, as well as other cities.... He added that the problems he has referenced may indeed be problems of parking lot design rather than numbers of spaces. Mr. Callaway stated that .the current ordinance was changed to limit the percent of high intensity uses in shopping. centers, and the reason for changing. the parking requirements for theaters may well have been due to shopping centers with multiple intensity .uses which combined, caused the parking problems. He said there may have been other reasons for the changes, but he is not cognizant of them at this time, although he was on the staff when the changes were made. PB;Z Minutes 11-3-8$ Page 4 ~; AGENDA CITY OF COLLEGE STATION, TEXAS Planning and Zoning Commission October 6, 1.988 7:00 P.M. MEMBERS,PRESENT: Chairman Sawtelle, Membars Moore, Colson, Dresser, and Michel MEMBERS ABSENT: Members Davis and,Stewart STAFF PRESENT: birector of Planning Callaway, Senior Planner Kee, Assistant 'City Attorney Banks and Planning Technician Volk AGENDA ITBM NO. 1: Approval of ,inutes - aeetiag of September 15, 1988. Mr. Dresser made a motion to approve the draft minutes as submitted. Mr. Moore seconded. the motion which carried unanimously {5-0). AGENDA ITEM N0. 2: Hear visitors. If No one spoke. u AGSNDA,ITEM N0.;3s 88°10$: A public hearing on the question of rezoning s 1..1.868 acre tract. of land located generally w8st of and adjacent to F. M'. 158, agproxiaatelp 2000 feet north of the intersection of S.H.30 & F.M.15$ frog C-2 Coamercial-Industrial ~~'I ~,i~ to M-2 Heavy Industrial. Applicant is Twin City Chemical. Owner is Milton Bell. Mr. Callaway-explained the request, using slides to exemplify and explain the location, existing area land uses and to describe the subject site. He stated the. approved land use_plan reflects the subject tract and the surrounding areas as low density residential, although most of the area is still zoned A-0 Agricultural Open, except for the subject tract which is has been zoned C-2 since shortly after its annexation into the city. He continued his explanation by stating that the current C-2 zoning was required for the owner to expand and continue the operation of his welding shop which had existed prior to annexation. He'went on to say that now Mr. Bell is proposing to use part of this property far storage of chemicals in 3 or 4 very large tanks to be used during the manufacture of food additives, which. requires a heavy industrial zoning classification. He repeated that the future land use plan reflects this entire area as low density residential and does not reflect industrial or commercial land uses along F.M.158 between S.H.30 and S.H.60. _He also stated that development policies indicate heavy industrial uses will be located along Wellborn Road and the railroad, and that buffers of greenspace or less intensive uses should be .provided between all industrial and residential areas. He identified areas on the approved land use plan which are reflected for industrial uses, and pointed out that although G-2 permitted uses and M-2 permitted uses are not completely different in intensity, there are several M-2 uses which could be very 9 intense. He then pointed out: that conditions in the general area of the subject. _ tract have not changed significantly since the adoption of the land use plan except .for some commercial zonings which have been approved along S.H.30 west of the Harvey Hillsides subdivision. Mr. Corson asked. what type of chemicals the applicant is proposing. to store on the site and Mr. Callaway replied the applicant has stated that they wi l be food additives which will not. necessarily be used for preparation of foodstuffs, but perhaps as cleaning agents.- He went on to paint out that the Commission should consider this request on the merit of the application, and consideration should be given to all permitted uses which would be allowed in an M-2 zoning district. The public hearing was opened. No one spoke. The public hearing was closed. Mr. Dresser said he would like to ask he applicant if he had evaluated any sites which are currently zoned M-2. Mr. Callaway stated that although he had visited with the applicant on several occasions, he could not answer that question,' and it appears that neither the applicant, nor any representative for the applicant is in the audience. Mr. Dresser asked how.much-of the,area across F.M.158 is in 'the city and Mr. Callaway replied that none-of the land across F.M.158 is in the city, and in fact the road itself is not inside the city limits. He went on to explain that additional land to the west. will never be taken into the city under. the current E.T.J. policies of the City of Bryan and the City of College.Station. Mr. Michel asked if staff had .received any responses from nearby property owners and Mr. Callaway replied it had not. Mr. Colson said he would really like to know what .chemical the applicant is planning to store on this site because some chemicals would not be at all desirable, but if it really is a food additive, it probably would not'be too. dangerous. Mr Callaway stated the chemicals were described to staff as food additives in nature, but would probably he used for cleaning other tanks. He reminded the Commissioners that the type of chemical is not the question to be considered when considering a zoning district, but rather all permitted uses which could go into a'dstrict would be the subject to be addressed. Mr. Moore said this site-would be a prime example of anon-conforming use, and without knowing more about the plans, he has many questions. Mr. Colson agreed that he does not think .the Commission has received enough information to reach a decision on this request. Mr. Moore made a motion to table this request. Mr. Michel seconded the motion. Mr. Dresser asked if this item is heing tabled for more. information from the applicant. Mr. Moore and Mr. Michel both answered in the affirmative.. Mr. Dresser said that his concern with this request is that he thinks mare study should be made of the entire area, with the results being a plan of how that area should be developed. He said that with the information supplied,. he is not sure if this is a good request or not, but that he does not think talking with'the applicant will .solve the problem which should be faced. He said a decision should be reached as to whether the city wants this area to be zoned for heavy industrial development, and this one small tract should not be the sole question to be addressed, but an area of industrial zoning should be considered. He went on to point out that although staff has listed all other sites in the city which are zoned M-2, information. has not been supplied as to whether or not those sites can be readily and economically P&Z Minutes 1U-06-88 Page 2 developed. Mr. Callaway stated the sites listed are not necessarily zoned M-2, but are shown on the adopted land use plan as areas suitable for heavy-industrial development. He went on to state that staff has not ascertained whether or not those areas listed have utilities, etc.,'readily available. Mr. Colson stated that he cannot think of a single heavy industry in the city and Mr. Callaway; informed him that the concrete plant would be an example of heavy industry. Mr. Dresser stated that any study which should be made would take some time. Mrs. Sawtelle agreed that it would take much more than`the two weeks available until the next meeting. Mr. Dresser asked. if it would be appropriate to table this item for at least a month. Mr. Gallaway replied that if it were tabled for only 2 weeks,- it could be considered by Council on the original. schedule, but if it stays on the'.. table any longer, renotifcation would have to be made. Mr. Moore said he would amend his original motion to table this item for one month. Mr. Michel declined to second that amendment. Mr. Golson seconded the amended • motion. Amended motion to table the item for 1 month carried by a vote `of 4-0-1 {Michel abstained). Mr. Dresser said that perhaps the Commission should give staff more direction regarding'the information it wanted. Mrs.'Sawtelle agreed, and listed the requested information as follows: {1} Any other M 2 applications received; (2 }:Other available sites for M-2 'devel'opment; (3) Type of product-to be tored at proposed M-2 location. Mr. Callaway paraghrased for clarification as what. staff will furnish: (1}Number and location of M-2 sites according to land use plan; (2)Information from Fire Marshal and other officials !regarding what type of control and safeguards which might be needed. In addition, Mr. Callaway said he would talk to the applicant `and urge that he attend the meeting to address any. additional questions the Commission might have. Mr. Dresser said he would like to know the location of any M-2 sites which are both available and economically feasible to develop, and in addition to that, he would like to have staff offer the Commission its best judgment as to how the Iand adjacent to F.M1158 should be zoned; not only this small tract, but the-entire 'area between S.H.30 & F.M.60 along F.M.158. Mr. Moore pointed .out how germane this discussion is now because it brings to mind that slthou~'h some of the area in question is within the City of College Station, some of it is'in the City. of Bryan. AGENDA ITEM'NO. 4: 88-210: A public hearing to donsider sn Amending P1 at of the Glenhaven Bstates Phase I subdivision. Mr. Callaway identified the area of this land,"explained the proposal is to reduce the number and increase the size of the lots, and gonted out that the subject plat does not include 3 of the lots which were included in the original phase of the subdivision because these lots already-have houses on them. He referred to the Presubmission Conference report included in the packets and stated staff recommends approval of'the plat as proposed with Presubmission Conference conditions. The public hearing was opened. No one spoke. The public hearing was closed. Mr. Colson made a motion to approve the plat as submitted with Presubmission Conference conditions. Mr. Moore seconded the motion which carried unanimously {5-0). P&Z Minutes 10-06-88 Page 3 MINUTES Page 3 ~ Planning and .Zoning Commission Meeting January 15, 1981 7:00 P.M. . said that the traffic on 'University Drive a left turn from Forest Drive onto University hard now, and that. additional C-1"development would only make the traffic worse. The public hearing ,was closed. Commissioner Gardner asked what the options of the Commission were: Chairman Maher ruled .that the Commission would vote only on the request as presented by Mr. Wood., Commissioner Watson moved that;.the request be tabled to allow Mr. Wood to work, out a revised zoning plan with .the City staff, and that when the item'was to be reconsidered, the interested .property ,owners would be notified. The moiton was seconded by. Commissioner Sears. Chairman Maher said that 'he did not think the City staff should have to spend ".., their time-designing projects for applicants. He suggested that the Commission should 'either approve or deny the application as .submitted.. The motion to table the item was approved by the following vote: For: Commissioners Livingston, Behling;,; Sears, Watson Opposed; Chairman Maher; Commissioners Gardner, Hazen. AGENDA ITEM NO 4 -- A public hearing on the question of rezoning two tracts located west of and adjacent to'F.M. 158 as follows: TRACT A: 1.186 acres .from A-0 to C-2 TRACT B: 3.433 acres. from A-O to R-1 Thee application is in the name of Mrs. Joyce Bell. Mr. Mayo showed the location of the property and explained that_Mr. Bell had operated his. welding .business on 'Tract A for about 12 years and that, now that.the land was in the City limits, it would have to be zoned C-2 before Mr. Bell couldbuild an addition to the facility. He pointed out that the'addtion'would allow for indoor storage: of materials now stored outside, so the addition would improve the appear- . ance of the site. He recommended that the rezoning be approved. The public hearing was opened. Mr. Milton Bell said that his proposed addition would be a 40 foot by 100 :foot building. He-~added that he wanted the R-1 zoning on Tract B so that he-could add a garage to his house. The .public .hearing. was .closed. Commissioner Watson moved'that'the Commission recommend."approval of.the request.. The motion was seconded. by Commissioner Hazen and unanimously approved. l hri Ber an S nn brook HOAPresident-elect , 3940 Blue lay Court C s gm (P 8 ) Toby Selcer, 1610 Cardinal Lane Robert Jefferson, 1728 Purple Martin Cove Tony Provin, 3919 Puffin Way Sherry Nelson, 3946 Robin Trail 7effGregory, 3938 Oriole Ct. Noel Bauman, 1734 Purple Martin Cove The above_ people were concerned with the additional .traffic that would be generated if Cardinal Lane was. extended.. .They. felt Cardinal Lane would not _be able to' handle. increased. traffic. There was .concern with possible .decreased property values since he..developer was proposing smaller lot sizes. They requested-that the new subdivision be more _compatible with the .existing subdivision that surrounds it. They asked for a pedestrian and bicycle access connection through the .neighborhoods for the school traffic. There were concerns with additional drainage into Lick Creek Mr. McClure said. that the applicant would bewilling to eliminate the extension of Cardinal from the plan. He explained that the drainagesystem proposed would. be adequate for the area and would not flood the creek. Transportation Planner .Hard said that .eliminating the Cardinal extension would not impose a negative impact on other streets in the' neighborhoods. He said that. there should not be a problem making this street a pedestrian and bicycle access connection instead of at street. He said that' in past studies, schools proved to be the leading. traffic generator in neighborhoods. City. Planner Kee explained than she checked.. with the .Fire Department and .Public Works regarding Cardinal Lane being adead-end or cul-de-sac instead of extending it. Public Works (garbage collection) said they would prefer a connection or turn-around but could live with adead-end in his case. The Fire Department said that they had some concern with turn-around for the fire trucks. ' She said that a variance to ahe Subdivision Regulations would need to be granted to end Cardinal Lane. Chairman Massey closed the .public hearing. Commissioner Rife moved to recommend approval ofahe rezoning request. Commissioner Parker seconded the motion, which passed unopposed (7-0). Commissioner Rife moved to recommend approval of the Master Preliminary Plat with staff corrunents, and changing Cardinal Lane to be a dead-end instead of extending it through the subdivision. Commissioner Maloney seconded the motion, which passed. unopposed (7-0). AGENDA ITEM NO. 3: Public hearing .and consideration of rezoning approximately 2.77 acres at 1900 F.M. 158, located on the west side of F.M. 158 betweem University .Drive and Harvey Road from F-1 Single Family Residential to C-2 Commercial Industrial. (98-119) Senior Planner McCully presented :the staff report. She explained that the .property was annexed into the City 18 .years ago, and was rezoned to R-1 a few months later. to accommodate the addition of a garage to the home, and rezoned the adjacent tract to the north, some years later, to C-2. The C-2 zoning was.. approved. to accommodate an addition to the welding shop that had been .annexed into the city limits. The welding shop is still in existence to date. Staff recommended denial of the request due to non-compliance with the City's Land use Plan, which shows rural :residential.: The request is also in P&ZMinutes December 3, 1998 Page 2 of S conflict with the City's adopted Development Policies, which call for commercial uses to be located at or near intersections of two major roadways. Chairman Massey opened the public hearing. Ms. Joyce Bell, owner. of the property, explained that; she was interested in selling property and has a potential buyer. She felt the high trai~c volumes on FM 158. make it unsafe for residential. She anticipated future commercial development on the surrounding vacant tracts. Mr. Richard. Creed, potential buyer of the .property, said that the company he works for (S-con Services) had been leasing the shop_from Ms. Bell for years. They have a strong desire to stay in the Bryan/College Station area and would like to purchase this property and add on to the shop. He said that he would be willing to buffer the parking even though this tract is grandfathered. There was extensive discussion regarding the water and sewer services to this. property. Staff explained that the waterline would. have to be :extended. to and through the subject property and to and through the C-2 tract if ownership lines change and the property is thus subject to platting requirements. The waterline .will need. to be extended in order to provide adequate fire protection for any new structures on the site in the future regardless of whether or not the property is subject to platting.. Staff said that .the tract is currently, serviced by a septic system Any new additions would have 'to be contingent upon a reevaluation of whether the septic can continue or whether a sewer extension would be required. A six-inch sewerline is existing along ,Highway 30 and terminates just west of thee.. I~ighway 30 and 158 intersection. A trunkline to service the area, bound by Hwy30, 158, and 60 would have to be extended to serve this property if the County Health Department determines that the future :improvements will not be supported by a septic system. The Commissioners were concerned with adequate water and sewer services. Commissioner Maloney moved to table the request until the options are determined as to what the buyer can do with the septic/sewer service to handle future problems. Commissioner Rife. seconded the motion, which passed unopposed. AGENDA :ITEM NO. 4: Discussion of the elements of the overall Master Plan for the Crowley Subdivision including alternate standards for construction.. (98-329( Development Services Director Callaway introduced the item and turned the floor over to Mr. Tim Crowley, owner of the property. Mr. Crowley explained that he was giving an overview of the project because the item would be considered in January with PDD Planned Development District zoning. Mr. Tim Wendt, Project Planner, presented. the modifications being considered by the Developer. He showed the lot layout of the development and the proposed street system. They were proposing trail systems instead of sidewalks. The plan is the same system as used in The Woodlands. The trails would provide a linkage to trails and the park. Streets will be narrowed and end with cul-de-sacs. They will preserve as much vegetation as possible. The following are the modifications presented by Mr. Wendt: ® Install trail systems instead of neighborhood sidewalks. ~ Streets will be narrower than standards, but are proposed to reduce speeds. ® I.ay-down curbing to better .address parking of the narrowed streets. P&ZMnutes December 3, 1998 Page 3 ojS