Loading...
HomeMy WebLinkAboutStaff ReportsolleP5- 41, GIL l ■ r (,kA,~a LA-(~L; G c I A,4 Ul625 (7/'~- { r i w . L, cln-16L, ok L,flz~ STAFF REPORT Item: Public hearing and consideration of a use in a C -N Neighborhood Commercial district for the use of a self-serve car wash on Dominik on Lot 2, Block A, Culpepper Plaza. (99-711) Applicant: Rob Smith Item Summary: The subject site is zoned C -N Neighborhood Commercial, which requires Planning and Zoning Commission approval. In order to approve the use and site plan of a C -N proposal, the Commission must find that the purpose of the district is met. The Zoning Ordinance states the purpose of this district as follows: This district provides small commercial sites for residential convenience goods and service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or residential character of the neighborhood. The use shall be a low traffic generator and shall not create any noise, light, or odors abnormal to the neighborhood no outside storage or display of goods or materials shall be allowed. The request is for the use only at this time and a site plan will return to the Commission in the future. The applicant is proposing to construct a self-serve car wash on the site. The use will be located across the street from a shopping center, a vacant bank drive-thru, and a church facility. The site immediately abuts existing single family to the north. At a minimum, the applicant will be required to construct a 6' screening fence. The Commission may consider additional buffering along the common lot line in order to further mitigate potential impacts. The site will be oriented to Dominik Drive but the access drives have not yet been determined. Staff is encouraging access points off of Dominik and George Bush but is inclined to recommend against access off of Puryear because it is residential in nature. The driveways will come back before the Commission with the site plan. There may be some concern regarding potential noise and lighting impacts to the adjoining neighborhood. The applicant has stated that the equipment that will be installed will be designed to minimize noise and that indirect lighting standards will be used. Item Background: The subject property has been zoned C -N for a number of years and has remained vacant. Budgetary & Financial Summary: N/A Staff Recommendations: Staff recommends approval with the noise and lighting abatement as conditions. Commission Action Options: The Commission has final authority over the C -N use. The options regarding the use permit are: 1. approval as submitted 2. approval with conditions relating to specific site characteristics (these may be specified either at this time or with the site plan) 3. denial with specified reasons for denial 4. table, or 5. defer action to a specified date Supporting Materials: 1. Location Map 2. Application 3. Letter from applicant 4. Infrastructure and Facilities INFRASTRUCTURE AND FACILITIES Water: Adequate for proposed use Sewer: Adequate for proposed use Streets: The site has frontage along Puryear, Dominik, and George Bush East. As a part of the George Bush widening project, a portion of the property will be purchased by the City. Off-site Easements: N/A Drainage: Will be handled as a part of the site plan. Flood Plain: None on site. Oversize request: N/A Impact Fees: None in this area. NOTIFICATION: Legal Notice Publication(s): The Eagle; 4-21-99 Advertised Commission Hearing Dates(s): 5-6-99 Advertised Council Hearing Dates: Not required Number of Notices Mailed to Property Owners Within 200': 21 Response Received: None as of date of staff report MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS May 6, 1999 7:00 P.M. COMMISSIONERS PRESENT: Chairman Massey, Commissioners Garner, Parker, Kaiser, Rife, and Maloney. COMMISSIONERS ABSENT: Commissioner Mooney. STAFF PRESENT: City Planner Kee, Development Coordinator Ruiz, Staff Assistant Charanza, Staff Planner Jimmerson, Assistant City Engineer Morgan, Graduate Engineer Tondre, Senior Planner McCully, Director of Development Services Callaway, Assistant City Attorney Nemcik, Senior Planner Battle, and Transportation Planner Hard. COUNCIL LIAISON: Council Members Hazen and Silvia. AGENDA ITEM NO. 1: Hear Visitors. Benito Flores-Meathe, 901 Val Verde, approached the Commission and asked if he could be updated as to the status of the Historic Overlay. He was concerned with the overlay only affecting one side of Dexter and wanted Staff or the Commission to check into the prospect of allowing the overlay to cover both sides of Dexter. Chairman Massey asked staff to look into this issue and respond to Mr. Flores- Meath. The following items were approved by common consent. AGENDA ITEM NO. 2: Consent Agenda. AGENDA ITEM NO. 2.1: Approved minutes from the Workshop Meeting held on March 29, 1999. AGENDA ITEM NO. 2.2: Approved minutes from the Regular Meeting held on April 1, 1999. AGENDA ITEM NO. 2.3: Approved minutes from the Special Meeting held on April 15, 1999. AGENDA ITEM NO. 2.4: Approved minutes from the Joint Commission and Parks Board Workshop meeting held on April 29, 1999. AGENDA ITEM NO. 2.5: Approved a Resubdivision and Final Plat of approximately 43.2 acres divided into two M-1 Planned Industrial lots in the Business Center at College Station, Phase II, on the southeast corner of Gateway and State Highway 6. (98-233) P&Z Minutes May 6, 1999 Page I of 10 AGENDA ITEM NO. 2.6: Approved a Final Plat of 1.75 acres for Alam Addition, Lot 1, Block 1, located on the northeast corner of Greens Prairie Road at State Highway 6. (99-209) AGENDA ITEM NO. 2.7: Approved a Final Plat of 11.286 acres - Alexandria Phase I, located adjacent to Barron Road just west of the Springbrook-Oakgrove Subdivision. (99-212) AGENDA ITEM NO. 2.8: Approved a Final Plat for O.C. Cooper Place, Reserve Tract A, 3.6 acres located on Holleman Drive immediately west of the Enclave Apartments. (99-213) AGENDA ITEM NO. 2.9: Approved a Final Plat for Edelweiss Estates Phase 15-B; 5.1 acres located southwest of Phase 15-A and northwest of Phase 12. The property is located off Caterina Lane. (99- 215) AGENDA ITEM NO. 2.10: Approved a Final Plat for the Wheeler Subdivision, Phase II, located along the south side of University Drive and west of the Lincoln Avenue intersection. The final plat consists of a 2.4-acre Lot 1R and a 6.07-acre Lot 2. (99-217) AGENDA ITEM NO. 2.11: Approved a Final Plat for Holleman Village Addition, 17.074 acres located at 2001 Holleman Drive West, between FM 2818 and Jones-Butler Road. (99-218) AGENDA ITEM NO. 3: Public hearing and consideration of a use only permit in a C-N Neighborhood Commercial district for a self-serve car wash on Lot 2, Block A, Culpepper Plaza. (99-711) Senior Planner McCully presented the staff report and explained that the subject site is zoned C-N Neighborhood Commercial, which requires the Commission's approval. In order to approve the use and site plan of a C-N proposal, the Commission must find that the purpose of the district would be met. The Zoning Ordinance states the purpose of the C-N district as follows: "This district provides small commercial sites for residential convenience goods and service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or residential character of the neighborhood. The use shall be a low traffic generator and shall not create any noise, light, or odors abnormal to the neighborhood. No outside storage or display of goods or materials shall be allowed. " The applicant was proposing to construct a self-serve car wash on the site. The use will be located across the street from a shopping center, a vacant bank drive-thru, and a church facility. The site immediately abuts existing single family to the north. At a minimum, the applicant would be required to construct a 6' screening fence. The Commission may consider additional buffering along the common lot line, in order to further mitigate potential impacts. There may be some concern regarding potential noise and lighting impacts to the adjoining neighborhood. The applicant has stated that the equipment that would be installed is designed to minimize noise and that indirect lighting standards would be used. Staff recommended approval with the noise and lighting abatement as conditions. The Commissioners were concerned that the car wash would target more the surrounding neighborhood, which would defeat the C-N definition. Chairman Massey opened the public hearing. Pc&Z Minutes May 6, 1999 Page 2 of 10 Mr. Tres Watson, Coldwell Banker (representing the applicant), felt the use would benefit and target the surrounding neighborhood. He explained that this type of use would not generate an increase in traffic for the area, although no studies were conducted. He explained that the site would be approximately six bays and a vacuum area. Bruce Crooker, 512 Brooks Avenue, felt that George Bush East should be the limit for commercial development. He said that there would be noise from the vacuums and loud music being played by the patrons of the facility. This type of development would add to litter and would encourage crime in the neighborhood. Doc Burke, 502 W. Dexter, explained that he was a representative from the Historic Preservation Committee, and he felt that older neighborhoods needed to be protected and preserved. Benito Flores-Meath, 901 Val Verde, expressed concern for noise levels produced at car washes, and felt that this type of use would degrade the neighborhood. Chris Northcliffe, 407 Fairview, explained that he did not think this was a neighborhood-oriented use. Mr. Crooker told the Commission that a convenience store across the street was denied, and felt that if a convenience store was not a good use in a neighborhood than a car wash would not be either. Chairman Massey closed the public hearing. Commissioner Maloney moved to deny the request. Commissioner Kaiser seconded the motion. Commissioner Rife felt that most uses in the C-N district would generate some type of traffic so traffic was not an issue for him. He said that his main concerns were that the business would be operated 24 hours per day. He explained that some type of commercial use would be developed in this location in the future. Commissioner Kaiser also said that traffic was not a major concern of his. His main concerns were with uncontrollable noise. Commissioner Garner agreed that the noise was a major factor. Commissioner Maloney felt that there were other uses in the C-N district that would be better suited for this site. Chairman Massey called for the vote and the motion to deny the request passed 4-2; Commissioners Parker and Rife voted against the motion. AGENDA ITEM NO. 4: Public hearing and consideration of a rezoning request for 1105 and 1107 Wellborn Road located on the east side of Wellborn Road and south of the Wellborn Road/Holleman Drive intersection. (99-111) City Planner Kee presented the staff report. She explained that this request involves two lots totaling approximately one-quarter acre in size. The lots front Wellborn Road and were subdivided several years ago. The lots sit just south and adjacent to existing C-1 General Commercial property developed as storage buildings. The Land Use Plan shows the area for high-density single family development. P&Z Minutes May 6, 1999 Page 3 of 10 ~~v:o~.~{ eo~ww~o,.~~ ,v~.a~."~. r ~ ,~.Co~ 7 C ~ / - ~J / ~"1~--- - -r - - - - _ _ - - - - - - -