HomeMy WebLinkAbout00070618NORTHGATE REVITALIZATION BOARD REVIEW SUBCOMMITTEE
STAFF REPORT
Prepared by: Jessica Jimmerson
Date: 2-9-01
CHRISTIAN SCIENCE SOCIETY (01 -29)
All proposals involving site development or redevelopment in the Northgate District shall require a review
subcommittee of the Northgate Revitalization Board (NRB).
Zoning District: NG -1, Northgate Historical
Location: 201 Boyett St. (At the intersection of Boyett and Patricia Streets)
Applicant: Lee Davidson for the Christian Science Society
Item Summary: The applicant is proposing to build additional space to be used as a library, classroom,
meeting area.
Item Background: A project for this property came before the Board approx. a year ago. After evaluating the
financial feasibility of the project the applicant decided to scale back the size of the project. The current
proposal is much smaller than the one previously approved. Nonetheless, since it is completely different in
size and orientation on the lot, staff determined that it required a completely new review. This proposal does
meet the intent of the Northgate Design Guidelines.
Issues /Items for Review: (Building elevations and color samples will be provided by the applicant at the
meeting.)
1. Architectural character
• Mass & Scale
• Style
• Color
• Building elements
2. Site design
• Building orientation
• Mitigation of negative visual impacts
3. Landscaping requirements
4. Sidewalks
5. Dumpsters
6. Bicycle parking requirements
• Bicycle parking location
• Bicycle rack design /color
• Bicycle parking signage
7. Signage
• Type
• Design
• Placement
Supporting Materials:
1. Location Map
2. Application
3. Copy of site plan
J: \PZTEXT\PZ04275.DOC Page 1 of 1
STAFF REPORT
Prepared by: Jessica Jimmerson Date: 2 -20 -01
Item: Public hearing, discussion, and possible action on a Conditional Use Permit for the
Christian Science Society, site plan, located at 201 Boyett which is on the northwest corner
of Boyett and Patricia Streets. (01 -29)
Applicant: Lee Davidson for the Christian Science Society
Staff Recommendation: Staff recommends approval of the request as submitted to the
NRB with the addition of the privacy fencing around the deck having some masonry
columns and the bike rack being placed along the southwest side of the existing building.
Since going to NRB, the applicant has decided to request some flexibility in the
development of the sidewalk along Boyett. Staff recommends approval of this request as
well.
Item Summary: Churches may be permitted as conditional uses in any district upon
approval from the Planning and Zoning Commission. The applicant is requesting
permission to expand their church facilities at the existing site. Proposed uses for the new
addition include; a reading room /library, a Sunday school room and a meeting room. The
existing structure is approximately 1030 SF, and the expansion would be another 616 SF,
bringing the total building area to 1646 SF.
The new facility will not be used for worship services, therefore no changes to the parking
requirements are dictated. The existing landscaping on the site exceeds standard
requirements, therefore no need for additional landscaping was identified. The sidewalk
location approved by the NRB is as depicted on the site plan, a 6 -foot sidewalk placed at
the back of the curb. As requested in the attached letter, the applicant would like the
flexibility to change the sidewalk along Boyett to a 4 -foot width off of the curb. Both
sidewalk options are appropriate in the area.
Comprehensive Plan Considerations: The site is zoned NG -1, Historic Northgate, and
shown on the Land Use Plan as a redevelopment area. The Northgate Redevelopment
Plan, which amended the Comp. Plan for the Northgate area, supports church and
religious uses in Northgate and encourages the development and redevelopment of the
district. This site is not listed in the Northgate Historic Resources Survey.
Item Background: In 1999, the Commission approved a Conditional Use Permit and site
plan request for this site. Minutes are attached. Since that time the church has decided to
significantly change the proposed development. The mass and scale of the project have
been reduced, and the location of the new building has changed.
Staff Analysis: 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)
Created on 021161013:21 PM
J: I PZTEXTI PZ04392. DOC
1. "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 Staff Review Comments.
Related Advisory Board Recommendations: The NRB met on Wednesday February
14` 2001. They unanimously approved the project as presented to them with the
following conditions. The privacy fencing around the deck should have some masonry
columns, to be consistent with other projects in the area, and the bike rack should be
placed along the southwest side of the existing building. The meeting minutes are
attached.
Commission Action Options: The Commission has final authority over the Conditional
Use Permit and associated site plan. The options regarding the use permit are:
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
5. Letter from Applicant
6. 2 elevation drawings
7. Minutes from the 12/16/99 P &Z Meeting
8. NRB meeting minutes
Created on 021161013:21 PM 2
J: I PZTEX nPZ04392. D OC
INFRASTRUCTURE AND FACILITIES
Water: The applicant has indicated that water usage will not increase, therefore it
is determined that the existing service is adequate for the proposed use
Sewer: The applicant has indicated that sewer usage will not increase, therefore it
is determined that the existing service is adequate for the proposed use.
Streets: The property has adequate access. It is bounded to the east by Boyett
St. and to the south by Patricia St.
Drainage: This project will be required to fully comply with the City's Drainage
Ordinance.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 2 -14 -01
Advertised Commission Hearing Dates(s): 3 -1 -01
Number of Notices Mailed to Property Owners Within 200% 21
Response Received: None as of date of staff report
Created on 021161013:21 PM 3
J: IPZTEXTIPZ04392. DOC
MINUTES
Planning and Zoning Commission
CITY OF COLLEGE STATION, TEXAS
December 16, 1999
6:30 P.M.
COMMISSIONERS PRESENT: Chairman Rife, Commissioners Warren, Floyd, Horlen, Kaiser, and Mooney.
COMMISSIONERS ABSENT: Commissioner Parker.
COUNCIL MEMBERS PRESENT: Council Member Maloney
STAFF PRESENT: Senior Planner McCully, Staff Assistant Charanza, City Planner Kee, Assistant
Development Coordinator George, Acting Assistant City Engineer Tondre,
Transportation Analyst Hester, Staff Planner Jimmerson, Staff Planner Anderson,
Action Center Coordinator Tucker, and Assistant City Attorneys Ladd and DeCluitt.
AGENDA ITEM NO, 5: Public hearing and consideration of a Conditional Use Permit, use and site plan, for
Christian Science Society located at 201 Boyett, which is on the northwest corner of Boyett and Patricia Streets. (99-
726)
Staff Planner Jimmerson presented the staff report and reminded the Commission that churches may be
permitted as conditional uses in any district upon approval from the Planning & Zoning Commission. The
applicant is requesting permission to expand their church facilities at their existing site. The site is zoned NG -1,
Historic Northgate, and shown on the Land Use Plan as a redevelopment area. She pointed out that this site is
not listed in the Northgate Historic Resources Survey. The existing structure is approximately 1030 square feet,
and the expansion would be another 1970 square feet, bring the total building area to 3000 square feet. The new
facility will seat 70 people, which requires 23 parking spaces. The site plan shows only 2 spaces. However the
applicant has stated that there is agreement with the adjacent parking lot owner for use of those spaces on
Sundays and Wednesday evenings. In addition, the City's public lot is directly across Boyett Street. The
Northgate Review Board unanimously approved the site plan as proposed (November 5, 1999), with the
condition of relocating the one non - handicap parking space to the area where the trash receptacles were shown
on the plan, which the applicant has done. Staff recommended approval of the use and approval of the site plan
with the condition of addressing the Staff Review Comments #2. If addressing the Staff Review Comments
causes any significant changes to the site plan, it would require resubmission to the NRB and the Commission
for approval of those changes.
Chairman Rife opened the public hearing.
Ms. Debbie Fry, 904 Holik, was present to represent the Church. She said the church was a place of meeting
and worship only. The expansion would allow for Sunday school classes, which would run concurrently with
the services. She explained that there should not be parking problems because the church meets when the
adjacent business are not operating. She said that there is a written agreement with the adjacent property owner
to use their parking during the church services. She said that 70 seats would be adequate, since there has been
steady attendance and they do not anticipate an increase in membership.
Chairman Rife expressed his concern that the Staff Review Comments had not been addressed.
Mr. Christian Galindo, Galindo Engineers, explained that the comments expressed by staff in the review were
being addressed. He informed the Commission of the plans for the sidewalk from the proposed drive to the
neighboring property (where the parking agreement is).
Chairman Rife closed the public hearing.
Commissioner Horlen moved to approve the Conditional Use Permit with staff's conditions. Commissioner
Mooney seconded the motion, which passed unopposed 6 -0.
P &Z Minutes December 16, 1999 Page 1 of 12
GALINDO ENGINEERS AND PLANNERS, INC.
3833 South Texas Ave., Suite 213 Bryan, Texas 77802 (409) 846 -8868
February 15, 2001
Ms. Jessica Jimmerson
Planning Department
City of College Station
College Station, TX
Subject: Christian Science Society Site Plan
Your File: 01 -29
Dear Jessica:
As discussed by you and Peter Fisher, Project Architect, by phone this morning, we
respectfully request from the Planning and Zoning Commission the option to
modify the proposed sidewalk along Boyett Street once construction begins.
The reason for this request is motivated by the desire to preserve the integrity of
the existing light in front of the building, to avoid a possible relocation of the
existing gas meters near the north corner of the property and to avoid tying a new
sidewalk to a possibly failing existing curb section.
Sincerely,
GALINDO ENGINNERS & PLANNERS, INC.
Christian A. Galindo, P.E., R.P.L.S.
President
cc: Lee Davison
Peter Fisher