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HomeMy WebLinkAboutStaff ReportsSTAFF REVIEW COMMENTS ABC BUILDING (DANCE STUDIO) JULY 26, 1999 1. Show ownership of all abutting parcels. 2. Driveway location on Southern Plantation will be determined as part of the use permit. The public hearing will help determine the impact to the neighborhood. If this driveway is not allowed, the drive to the parking area in the rear does not meet ordinance requirements as to width. In this case additional easement must be obtained from the adjacent property owner to widen the drive. If the drive onto J Southern is allowed it shall be an "exit only" and shall not be wider than 15 feet. 3. The plan shows the buffer wall being removed on Southern Plantation. This was required to remain as part of the screening of the original project along with the V landscaping shown along the wall. Prepare a landscape plan to show how this parking area will be buffered from Southern Plantation. 4. Show existing meter locations. Are any new meters proposed? 5. The parking calculation is missing 1,000 square feet. ,,-6. Parking spaces are not dimensioned as to the depth of spaces. Please add a typical space dimension. 7. Dimension the drive aisle in the rear and show where the new concrete will be. 8. Detention ponds are not allowed in utility easements, especially if they are concrete. 9. The dumpster must be screened from view of any public right-of-way. 10. Show the fire department connection. Reviewed by Jane Kee STAFF REPORT Item: Public Hearing and Consideration of a Conditional Use Permit, site plan only, for a dance studio to be located in the shared building of ABC Aggieland Pest Control at 4202 A&B South Hwy 6. (99-716) Applicant: Lee Clayton for ABC Aggieland Pest Control 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. This request is for the approval of a revised parking lot plan of the ABC Aggieland Pest Control Building. The applicant is proposing to remodel a vacant lease space on the north side of the ABC Pest Control building for the use of a dance studio. The applicant's proposed dance studio would use 2,184 of the total 5,000 square feet of the existing building. The revised parking lot plan entails several site changes: 1. An additional 15 parking spaces, 14 behind the building and 1 handicap space in the front. 2. A new one-way drive aisle on the south end to provide access to the new parking spaces. 3. A 14 foot driveway onto Southern Plantation. The driveway is proposed to be an Exit-Right turn only access. This driveway would require a portion of the buffering wall along Southern Plantation to be removed. The buffering wall was a condition in the original parking lot plan approved in April 1998. 4. The additional parking required a detention pond to be constructed. The applicant proposes to place the pond on the north-end of the building. 5. The original storage space is gone. It is to be utilized in the proposed dance studio space. Item Background: On August 5 of this year, the Commission approved the use of the dance studio to be located in the vacant lease space of the ABC Aggieland Pest Control Building. On April 16, 1998, the use and parking lot plan for ABC Pest Control was granted approval for a pest control business in a 5,000 square foot one story office building. However, the proposed dance studio requires more parking and other consequential changes to be added to the original plan. Therefore, the applicant is now requesting approval of the revised parking lot plan. Budgetary & Financial Summary: N/A Staff Recommendations: Staff recommends approval with all staff comments as listed as well as the condition that all revisions are completed as listed below: 1. Identify the landscaping that is to be relocated and show new locations on a revised landscape plan. Related Advisory Board Recommendations: N/A Commission Action Options: Approve the parking lot plan as submitted or with conditions, or deny the plan with stated reasons for denial. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Site Plan INFRASTRUCTURE AND FACILITIES Water: Adequate for proposed use. Sewer: Adequate for proposed use. Streets: There are no streets proposed with this development. Currently there is an access drive onto the Highway 6 frontage road. In addition, the proposed parking lot plan does show an access off Southern Plantation. The proposed access is "exit- right turn only." Off-site Easements: None required. Drainage: A detention pond is proposed to be located on the north side of the site in order to handle the additional run-off from the increased parking lot. Flood Plain: The latest Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps show that no portion of the subdivision is located within the regulatory 100 Year Floodplain. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: N/A NOTIFICATION: Legal Notice Publication(s): The Eagle; 7-21-99, 8-04-99 Advertised Commission Hearing Dates(s): 8-05-99, 8-19-99 Advertised Council Hearing Dates: N/A Number of Notices Mailed to Property Owners Within 200% 17 Response Received: None as of date of staff report MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS August 19, 1999 7:00 P.M. COMMISSIONERS PRESENT: Chairman Rife, Commissioners Warren, Kaiser, Horlen and Mooney. COMMISSIONERS ABSENT: Commissioners Parker and Floyd. COUNCIL MEMBERS PRESENT: Council Members Massey, Maloney, and Silvia. STAFF PRESENT: Director of Development Services Callaway, Staff Assistant Charanza, Staff Planner Jimmerson, Assistant Development Coordinator George, Staff Planner Anderson, City Planner Kee, and Assistant City Attorney Nemcik. AGENDA ITEM NO. 1: Hear visitors There was no one present wishing to address the Commission with planning and zoning issues. The following items approved by common consent. AGENDA ITEM NO. 2: Consent Agenda. Agenda Item No. 2.1: Approved the minutes from the Workshop Meeting held on August 5, 1999. Agenda Item No. 2.2: Approved the minutes from the Regular Meeting held on August 5, 1999. Agenda Item No. 2.3: Approved the Final Plat of 4.232 acres, Alexandria Phase 3-A, located west of Phase 1, which is adjacent to the Springbrook-Oakgrove Subdivision. (99-238) REGULAR AGENDA AGENDA ITEM NO. 3: Public hearing and consideration of a Conditional Use Permit, site plan only, for a dance studio to be located in the shared building of ABC Pest Control at 4202 A&B South Highway 6. (99-716) Staff Planner Anderson presented the staff report and explained that the use of a dance studio at this location was approved at the August 5, 1999 meeting. The request is for the approval of a revised parking lot plan of the ABC Aggieland Pest Control Building. The applicant is proposing to remodel a vacant lease space on the north side of the ABC Pest Control building for the use of a dance studio. MZ Minutes August 19, 1999 Page I of 6 The applicant's proposed dance studio would use 2184 sq. ft of the total 5000 sq. ft of the existing building. 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 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 submitted parking lot plan is revised from the original plan for the ABC Building as approved in 1998. The revisions include: 1. An additional 15 parking spaces, 14 behind the building and 1 handicap space in the front. 2. A new one-way drive aisle on the south end to provide access to the new parking spaces. 3. A 14 foot driveway onto Southern Plantation. The driveway is proposed to be an Exit-Right turn only access. This driveway would require a portion of the buffering wall along Southern Plantation to be removed. The buffering wall was a condition in the original parking lot plan approved in April 1998. 4. The additional parking required a detention pond to be constructed. The applicant proposes to place the pond on the north-end of the building. 5. The original storage space is gone. It is to be utilized in the proposed dance studio space. Ms. Anderson reminded the Commission that on August 5 of this year, the Commission approved the use of the dance studio to be located in the vacant lease space of the ABC Pest Control Building. On April 16, 1998, the use and parking lot plan for the ABC Pest Control was granted approval for a pest control business in the 5,000 square foot one story office building. However, the proposed dance studio requires more parking and other consequential changes to be added to the original plan. Therefore, the applicant is not requesting approval of the revised parking lot plan. Staff recommended approval with all staff comments as well as the condition the applicant will identify the landscaping that is to be relocated and show new locations on a revised landscape plan. Commissioner Mooney asked if the remaining portion of the wall not being affected by the driveway is to remain. Ms. Anderson said that it was staffs understanding that this portion of the wall would remain. Commissioner Warren asked if there was a way to have an entrance/exit on the south side of the building, instead of removing a portion of the wall to accommodate an exit. Staff did not believe the property was large enough to allow turnaround within the parking area, and with the required addition of parking spaces another drainage facility would be required. Commissioner Mooney was concerned with the right-exit only being utilized correctly. He suggested the opening on Southern Plantation be relocated closer to the access road to allow the median to act as a barrier. Chairman Rife opened the public hearing. P&Z Minutes August 19, 1999 Page 2 of 6 1 Randy McCarty, General Manager for ABC Pest and Lawn Services, explained that Homeowner's Association would replant the shrubs to be on each side of the exit. There will be signs to prohibit a left turn onto Southern Plantation. Commissioner Mooney asked if the design of the driveway onto Southern Plantation could be curved to only allow the right-turn exit only (instead of relocating the drive closer to the access road). Mr. McCarty said that he would discuss this with the contractor. City Planner Kee said that City Standards exist for the development of right-turn only exits. Staff will assure the standards are met. Chairman Rife closed the public hearing. Commissioner Mooney moved to approve the Conditional Use Permit (Site Plan), with staff recommendations and with the condition that the exit onto Southern Plantation be oriented for a right- turn exit only. Commissioner Horlen seconded the motion, which passed unopposed 5-0. AGENDA ITEM NO. 4: Public hearing and consideration of a Final Amending Plat of 0.2464 acres - the southwest half of Lot 14, Block 1, F.S. Kapchinski Subdivision located at 1616-B Park Place Staff Planner Jimmerson presented the staff report and explained that the applicant built two dwelling units on the subject tract. These units were built in accordance with the Subdivision Regulations. The applicant is asking to subdivide the tract into two separate lots in order to sell the houses to two separate buyers. The subject property is zoned R-1 Single Family Residential and this request would not be detrimental to the existing zoning. The Land Use Plan shows the area as single family high density (7-9 dwelling units per acre), and this request is in compliance with the land use plan. The proposed subdivision is in compliance with the City's Subdivision regulations with the exception for providing public utilities to each lot and access in accordance with city standards. The applicant is requesting a variance from both of these requirements. She explained that the subdivision regulations require a 25-foot right-of-way with a 20-foot wide paved alley section to Lot 14R-2. The City in the past has allowed the 25-foot right-of-way to be also designated as a private access easement or private right-of-way. A variances is requested to only provide a 13-foot private access easement with a 12-foot wide, 6-inch thick concrete driveway. This variance is requested because that is the maximum distance between the property line and the foundation of the house on Lot 14R-1. In discussions with the Fire Marshal, this should be sufficient to provide emergency services to both lots. Staff recommended approval of the final plat with the following variances: • A variance to the provision of public water and sewer lines to Lot 14R-2. Staff could support this variance if the utilities to Lot 14R-2 will be provided as private services lines through a private access and utility easement through Lot 14R-1. • A variance to the provision of access to lots in compliance with the subdivision regulations with the condition that a 12 foot concrete driveway be constructed within the 13 foot access easement from the Park Place right-of-way to the Lot line of 14R-2. Commissioner Kaiser asked if there was a way staff could have caught this earlier in the process, possibly during the building permit process, to avoid this type of situation. Ms. Jimmerson reiterated P&ZMinutes August 19, 1999 Page 3 of6