HomeMy WebLinkAboutStaff ReportsSTAFF REPORT
Item: Public hearing and consideration of a Conditional Use Permit, use and
site plan, for the Wellborn Special Utility District Booster Plant located on a .36
acre site at the intersection of Greens Prairie Road and Arrington Road. (00-
85)
Applicant: Stephan Cast for the Wellborn Special Utility District.
Item Summary: This site is zoned A-O and is currently used by Brazos County
for one of its volunteer fire stations. The applicant is proposing to add the
Booster Plant to the site. The addition of the Booster Plant will require the
building of a water storage tank and a small enclosure for pumping equipment.
The existing fire station building is 14 feet in height. The water tank is proposed
to be 34 feet, a little more than double the height of the existing building, and
less that the maximum height allowed in the zoning district. Municipal facilities
may be located in any zoning district with the granting of a Conditional Use
Permit by the Commission.
The Land Use Plan shows this tract and those to the north and south as
Regional Retail, with Institutional Use shown across Arrington Rd. The property
to the south of the subject tract is zoned C-1 and is currently vacant. To the
west, across Arrington Rd., is zoned A-0 and is also vacant. To the north,
across Greens Prairie Rd., the property is zoned C-1 and is occupied by one of
the College Station water towers and a GTE facility. Located slightly further
north and west of the subject tract is currently vacant land, which is shown on
the Crowley Master Development Plan as future commercial, multifamily and
single family.
The subject tract is not directly adjacent to HWY 6, however it is highly visible
location. The high ground elevation that makes it very visible is also what
makes it ideal for this use as a booster station for Wellborn S.U.D. Being
located on a future freeway and major collector, this small site is subject to
significant landscaping and streetscaping requirements. Being aware of the high
visibility of the site, the applicant has chosen to exceed those requirements.
The Zoning Ordinance does not specifically require a fence in this situation.
However, if a fence is proposed by the applicant or required by the Commission
for the CUP, staff would usually recommend a solid screening fence. In this
instance, staff recommends approval of the proposed chain-link and wood slat
fence, because the Texas Natural Resource Conservation Commission
(TNRCC) requires an intruder resistant fence (i.e. barbed wire across the top),
and since the City water tower across the street has a similar fence.
The driveway ordinance allows the City Engineer (or his designee, usually the
transportation planner) to "override the recommended dimensions set forth in
this policy if warranted by specific traffic conditions." Variances to the surface
material and width are being allowed; because of the low frequency of use (one
pick-up size maintenance truck once a day), because the public will not have
access to the site, and because the road which it will access, Arrington Rd., is
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not an urban section of road. Commercial drives should be 24 - 36 feet wide per
ordinance; a width of 16 feet will be permitted in this instance. Concrete is
usually the required material; here asphalt will be permitted. If the access to the
firehouse changes, the driveways will have to come into full compliance with the
Driveway Ordinance.
This site is not platted. Final platting will be required prior to a development
permit being issued.
Item Background: This area has seen little development pressures since its
annexation in 1983. However, this area is shown as a high growth area in the
near future on the City's growth projection map.
Staff Recommendations: Section 14 of the Zoning Ordinance authorizes the
existence of conditional uses. The Commission may permit a conditional use
subject to appropriate conditions and safeguards, when after public notice and
hearing the Commission finds that:
(Staff comments are in Italics)
"The proposed use meets all the minimum standards established in the
ordinance for the type of use proposed." Staff conducted a technical review
and found general compliance with development regulations.
2. "That the proposed use meets the purposed and intent of the ordinance and
is in harmony with the development policies and goals and objectives as
embodied in the Comprehensive Plan for Development of the City. The
request is in compliance with the Comprehensive Plan.
3. "That the proposed use will not be detrimental to the health, welfare, and
safety of the surrounding neighborhood or its occupants, nor be substantially
or permanently injurious to neighboring property." The public hearing is an
opportunity for the Commission to measure the potential impact on
surrounding land uses.
The Commission may impose additional reasonable restrictions or conditions to
carry out the spirit and intent of the ordinance and to mitigate adverse effects of
the proposed use. These requirements may include, but are not limited to,
increased open space, loading and parking requirements, additional
landscaping, and additional improvements such as curbing, sidewalks and
screening."
Unless the public hearing bring to light any new information indicating potential
negative impacts, Staff recommends approval with the driveway variances
discussed above.
Commission Action Options: The Commission has final authority over the
Conditional Use Permit and associated site plan. The options regarding the use
permit are:
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1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics or with time
limitations;
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. Infrastructure and Facilities
4. Copy of Site Plan
INFRASTRUCTURE AND FACILITIES
Streets: The section of Greens Prairie Rd. that is adjacent to the subject
property is shown on the Thoroughfare plan as a freeway in anticipation
of the proposed Highway 40. Arlington Rd. is shown as a major collector.
Neither road is currently build to those standards; nonetheless, the site
has more than adequate access.
Drainage: There will be no change in drainage characteristics for the
site.
Impact Fees: The site is within sewer impact fee zone 97-01. This site
would not require sewer service.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 7-5-00
Advertised Commission Hearing Dates(s): 7-20-00
Number of Notices Mailed to Property Owners Within 200': 9
Response Received: Several calls were received by staff requesting
further information about what was proposed for the site. None of the
callers expressed support or opposition.
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