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HomeMy WebLinkAbout00070684MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS March 15, 2001 7:00 P.M. COMMISSIONERS PRESENT: Commissioners Mooney, Happ, Harris, Warren, and Floyd. COMMISSIONERS ABSENT: Commissioners Williams and Horlen. COUNCIL MEMBERS PRESENT: Winnie Garner. STAFF PRESENT: Economic Development Director Kim Foutz, Staff Planners Jimmerson, Assistant City Engineer Mayo, Graduate Engineer Vennochi, Assistant City Attorney Nemcik, Senior Planner Kuenzel, Development Services Secretary Macik, and Staff Assistant Grace. Chairman Mooney called the meeting to order at 7:01 p.m. AGENDA ITEM NO. 1: Hear Visitors. None. AGENDA ITEM NO. 2: Public Comment for the Record. None. AGENDA ITEM NO. 3: Consent Agenda. The following items were approved by common consent. 3.1 Approved Minutes from the Regular Meeting held on February 15, 2001. 3.2 Approved the Final Plat for the Pounders Subdivision, consisting of 1 lot located on Kemp Road in the ETJ on approximately 4.02 acres. (01 -49) 3.3 Moved the Preliminary Plat for Heritage Townhomes consisting of 54 PDD -H Planned Development District - Housing lots located at 3500 Harvey Road on approximately 6.629 acres. (01 -48) P &Z Minutes March 15, 2001 Page I of 6 not answer this specifically, but said that at the Carter's Creek Plant where similar types of measures have been in place and are planned for the new plant, employees report a drastic reduction in odors. Chairman Mooney clarified that the area south of Greens Prairie Road has not been addressed, but that this plant is designed to accommodate this area when and if it begins to expand. Mr. Swoboda stated that the new plant is designed to easily increase from 2mgd capacity to 4mgd capacity to accommodate more future growth in the southern area of the city. Chairman Mooney closed the public hearing. Commissioner Floyd motioned to approve. Commissioner Warren seconded the motion. The motion passed 5 -0. AGENDA ITEM NO. 6: Public hearing and consideration of a Conditional Use Permit and Site Plan for Holy Cross Lutheran church located at 1200 Foxfire Drive at Sebesta Road. (01 -37) Staff Planner Jimmerson presented the staff report. Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval of the proposal with Staff Review Comments #2. Ms. Jimmerson pointed out that churches may be permitted as conditional uses in any district upon approval from the Planning and Zoning Commission. She stated that the applicant is requesting approval to expand their church facilities at the existing site at the corner of Sebesta Road and Foxfire Drive. The new addition will include a gathering hall and classrooms, and the sanctuary capacity will be increased. The church already has excess parking, so no additional parking is required. The property does not currently meet landscaping and streetscaping requirements, so these items will be brought into compliance as part of the expansion project. Ms. Jimmerson continued by stating that the church was originally constructed in 1988, before the site was within the city limits, which was annexed in 1992. The Planning and Zoning Commission approved a conditional use permit for a church expansion and parking lot expansion and upgrade in 1995. That permit eventually expired when the improvements were not made. Virtually the same conditional use permit and site plan were approved again in 1997, and the improvements were made at that time. Commissioner Floyd asked for further explanation of the landscaping and streetscaping issue since the property does not currently meet those requirements. Ms. Jimmerson stated that because the church facility was built prior to being annexed into the city limits, landscaping and streetscaping was not required at that time. The church has agreed to meet those requirements for the expansion area. Bruce Boettecher, the architect for the project stated that the staff report was correct and there is no issue with bringing the landscape up to compliance with the city's requirements as indicated by staff. Chairman Mooney closed the public hearing. Commissioner Harris motioned for approval, which was seconded by Commissioner Floyd. The motion passed 5 -0. P&Z Minutes March 15, 2001 Page 4 of 6 Meeting Minutes Ben Boettcher & Assoc. 1702 S. Market Street Brenham, Texas 77833 409 - 836 -0523 (V) 409 - 836- 3519(F) Project: HOLY CROSS LUTHERAN CHURCH Date of Meeting: 01/26/00 Location of Meeting:bgslh�Ch College Station, TX Purpose of Meeting: Meeting with City of College Station Planning and Transportation Departments Attendees: Brian Gibson Holy Cross Lutheran Jane Kee City of College Station — City Planner Bridget George City of College Station — Assistant Development Coordinator Shauna Anderson City of College Station — Staff Planner Scott Hester City of College Station — Transportation Analyst Bruce F. Bockhorn, AIA Ben Boettcher & Associates, Architects, Inc. [BBA] Distribution: Attendees Committee Members and Church Staff File I. INTRODUCTIONS/ AGENDA 1.1 Introduction: The meeting was opened with Bruce Bockhorn of Ben Boettcher and Associates [BBA] introducing Brian Gibson who serves as Chairman of the Building Committee and was representing the church. The attendees from the City of College Station introduced themselves and noted that Jennifer Reeves of the Public Utilities Department was not able to attend the meeting. Q. PROJECT DESCRIPTION 1.2 Current Status: BBA noted that Holy Cross Lutheran, a Missouri Synod church formed in 1988, is a rapidly growing congregation. Their most current and pressing need is to relieve the over - crowded conditions that they are experiencing in their Sunday School and education programs. BRA has been hired to analyze the needs of the church and prepare a long -term Master Plan for approval. III. DISCUSSION AND OPEN FORUM 1.3 Site Analysis: BBA presented a brief report on their analysis of the current site. A. The Zoning Classification: The site is zoned A -OR. B. Easements and Setbacks: The setbacks for the site are as prescribed by the City of College Station Zoning Ordinance. The City did note that since the current site faces onto 2 streets (Foxfire Drive and Sebesta Drive) the "assignment" of the front and rear yards could be left to the property owner. Shifting the front to Foxfire would improve the available area. However, if this were done the existing building would be in non - compliance since it comes within 40' of the west property line. [Note: See Exhibit A.] Ita uCt -k a pp� �n CUP f p� 't "2 BBA showed the city representatives a very preliminary plan that had been drawn up to illustrate one potential option to expanding the current facility. The design does encroach on the rear 50' setback. The city noted that the church could apply for some relief in the setback area, but approval would most likely hinge on the ability to offer screening to the residential neighbors on the south side of the church's property. C. Potential Additional Land Purchase: Given the church's projected congregational growth the existing site of 4.0360 acres (gross)/ 2.6343 acres (net), will not be sufficient to support expanded facilities to meet its ministry. While BBA is unable to give a precise number on the amount of acreage that should possibly be added at this preliminary stage the Master Plan will most likely indicate a need to proceed with procuring additional land. The church has been in contact with the adjoining land owner (Mr. Ledbetter) of the property to the west of the church who has indicated in prior discussions that he might be willing to sell some of his land to Holy Cross. If the church does purchase land from Mr. Ledbetter he will need to submit a site plan with development plans in preliminary form. D. Utilities and City Maps: Bridget George of the City of College Station will assist BBA in•making contact With Jennifer Reeves or Jeff Tondre for a discussion of utility plans for the area. BBA also requested that if possible, a CADD version of the city plots be provided to assist with their design efforts. E. Traffic: Scott Hester noted that the minor collector street is planned for connection between Emerald Parkway and Sebesta Drive is planned to be constructed in the future since it was in the last bond approval program. A specific timing for this improvement could not be given. [Note: See Exhibit B.] The feeder road along Highway 6 By -pass will remain a one way directional. Any change back to a two -way feeder road would require that the Texas Department of Highways approve this matter, which is very unlikely. There are no plans for any signals along Sebesta Drive at this time. If the church does add parking or driveways they need to meet the curb cut separation of 185' along Sebesta Drive, and 175' in the opposite direction. 1.4 Options: BBA noted that in order to alleviate the crowding until such time that the funds for the initial phase of improvement in the Master Plan are raised and authorization given to prepared construction documents, the church may want to employ the use of temporary trailers. The city indicated that this would be acceptable but cautioned that they would need to be in compliance with the building code. It was suggested that BBA contact Lance Sams or Carl Warren to discuss this compliance issue. [AVW VJ /_ 1 1 ,4'1 1.5 Meeting Minutes: BBA will be responsible for preparing the minutes of this meeting and forwarding them to the church for distribution. Copies will be provided to the City as well. The above constitutes our understanding of the items discussed and the decisions reached at this meeting. Any corrections and/or additions should be brought to the attention of Ben Boettcher & Associates, Architects, Inc. within five (5) days of receipt. Bruce . Bockho , A.I.A. AGENDA ITEM NO. 2: Public hearing to consider a conditional use permit for the Holy Cross Lutheran Church to expand their existing facilities located at 1200 Foxfire Drive. (95 -702) Senior Planner Kuenzel presented the staff report and informed the Commission that the church was originally constructed before the site was within the city limits. The proposal is to expand the facility from 6087 square feet to 9887 square feet and to bring the parking lot up to code. Phase one of the expansion will include the addition of 3800 square feet, the upgrade of 102 parking spaces and the use of the existing gravel drive for a maximum of one year. The existing gravel drive will also require approval from the Fire Department as a fire lane. An all weather surface and appropriate signage will be necessary at all times, and the fire lane must be maintained until the second phase of the project. Phase two will include the upgrade of the existing gravel drive from the end of the new paved section to Foxfire Drive and the construction of forty additional parking spaces on either side of the drive. The easterly portion of the site is reserved for future expansion that will need to return to the Commission for review. Phase one parking will exceed the ordinance parking requirement by sixty -nine spaces. Twelve surrounding property owners were notified of the public hearing with no response. Acting Chairman Hall opened the public hearing. Engineer Mike Hester of Hester Engineering approached the Commission and offered to answer any questions pertaining to the proposed expansion. Acting Chairman Hall closed the public hearing. Commissioner Gribou moved to grant a conditional use permit for the Holy Cross Lutheran Church to expand their existing facilities located at 1200 Foxfire Drive with the comments outlined in the Project Review Committee report. Commissioner Smith seconded the motion which passed unopposed (4 - 0). AGENDA ITEM NO. 3: Public hearing to consider a conditional use permit request for the Palazzo Theater to allow a theater, dinner theater, live music and foreign films at 226 Southwest Parkway, previously The Globe and Schulman Theater. (95 -703) Senior Planner Kuenzel presented the staff report and informed the Commission that conditional use permits do not run with the property but rather with the users of a particular site. The previous users, KSK Entertainment, did not meet all of the conditions that were placed on them when the use permit was approved two years ago. One of those conditions included annual review by the Commission, which was placed on the list of conditions in an effort to ensure that noise would not be a problem for the abutting trailer home park residents. The annual review condition as well as several other conditions were not satisfied by the previous users. The new use is therefore required to receive Commission review. The applicant in this case is the operator of the Stafford Opera House, which is located in downtown Bryan. The use of the Schulman property will include theaters in both wings of the former theater with live music and entertainment in the main portion. The entertainment portion of the business necessitates the use permit. The Commission has the discretion to allow the use, deny the use as a night club, or approve with conditions. The Commission also has the discretion to require similar conditions that were previously required by the City Council if they are included in the motion to approve the use permit. Thirteen surrounding property owners were notified of the public hearing with no response. P & Z Minutes May 18, 1995 Page 2 of 5 Representative of the applicant Keith Schauer approached the Commission and offered to answer any questions pertaining to the rezoning request. Commissioner Gribou closed the public hearing. Commissioner Lightfoot moved to recommend approval of a rezoning request for the Brazos Village Section II Subdivision from A -O Agricultural Open to M -1 Planned Industrial. Commissioner Smith seconded the motion which passed unopposed (6 - 0). AGENDA ITEM NO. 3: Public hearing to consider a conditional use permit for the expansion of the Holy Cross Lutheran Church located at 1200 Foxfire Drive. (97 -703) Senior Planner McCully presented the staff report and stated that the church was constructed before the site was within the city limits. The proposal is to expand the facility from 6087 square feet to 9887 square feet and to bring the parking lot up to code. Phase I of the expansion will include the addition of 3800 square feet, the upgrade of 102 parking spaces, and the use of the existing gravel drive for a maximum of one year. The existing gravel drive will also be required to be upgraded as a fire lane. Phase II will include the construction of 40 additional parking spaces on either side of the drive. The easterly portion of the site is reserved for future expansion that will need to return to the Commission for review. Phase I parking will exceed the ordinance parking requirement by 69 spaces. The site plan as presented to the Commission was approved in 1995. Conditional use permits expire after a year (with one possible extension of 6 months) if no activity is undertaken. The reason for such expiration dates is to ensure that future sites meet the requirements that are in place at the time of construction. The only additional requirement is that the applicant must meet the paving requirements for the fire lane. Staff recommended that if the Planning and Zoning Commission approves the expansion, the PRC comment relating to the paving standards be a condition of approval. Commissioner Gribou opened the public hearing. Representative of the applicant Mike Hester approached the Commission and offered to answer any questions pertaining to the conditional use permit. Commissioner Gribou closed the public hearing. Commissioner Massey moved to approve the conditional use permit for the expansion of the Holy Cross Lutheran Church with the conditions outlined in the Project Review Committee report. Commissioner Garner seconded the motion which passed unopposed (6 - 0). AGENDA ITEM NO. 4: Consideration of a final plat of Pleasant Forest Phase One Subdivision totaling 11.4 acres divided into 39 single family lots located along the east side of State Highway 6 between Crystal Park Plaza and Mile Drive. (97 -212) Assistant to the City Engineer Homeyer presented the staff report and stated that since the staff report was written, the applicant has requested to complete the work in two phases. In order to accomplish this, the applicant must submit two separate drawings showing each phase so that infrastructure can be guaranteed by phase. The subject property is located along the west side of State Highway 6 between Crystal Park Plaza and Mile Drive. The purpose of this plat is to subdivide 11.4 acres into thirty -nine R -1 Single Family lots. Staff recommended approval of the final plat with the conditions outlined in the Presubmission Conference report. P & Z Minutes April 3, 1997 Page 2 of 6 Meeting Minutes Ben Boettcher & Assoc. 1702 S. Market Street Brenham, Texas 77833 979 - 836 -0523 (V) 979 - 836- 3519(F) Project: HOLY CROSS LUTHERAN CHURCH Date of Meeting: 01/26/01 Location of Meeting: City Offices College Station, TX Purpose of Meeting: Meeting with City of College Station Planning and Engineering Departments Attendees: Molly Hitchcock Carl Warren Thomas Vennochi, Jr. Tony Michalsky Bruce F. Bockhorn, AIA Yvonne Brast City of College Station — Staff Planner City of College Station — Plans Examiner City of College Station — Engineer City of College Station — Electrical Ben Boettcher & Associates, Architects, Inc. Ben Boettcher & Associates, Architects, Inc. Distribution: Attendees Bridgette George City of College Station Steve Schulze Chairman Building Committee Brazos Valley Engineering Fi I. INTRODUCTIONS/ AGENDA l .1 Introduction: The meeting was opened with Bruce Bockhorn of Ben Boettcher and Associates [BBA] noting that the meeting was requested to provide the city with an update since the original meeting in January 2000 and to describe design issues for the Phase I expansion that would need comment from the city officials. II. PROJECT DESCRIPTION 1.2 Current Status: BBA noted that Holy Cross Lutheran, a Missouri Synod church formed in 1988, continues to be a rapidly growing congregation. BRA completed the Master Plan work for the church and obtained approval of the plan in October 2000. Based upon the priority for new space as identified in the Master Plan their most current and pressing space need is for their Sunday School programs. A second aspect of the first phase of work is to increase the number of seats in the sanctuary. III. DISCUSSION AND OPEN FORUM 1.3 Project Information and Issues: BRA provided both a set of drawings for the staff to review during the course of the discussion. Please see Exhibit A, Exhibit B and Exhibit C for reduced sized copies of these plans. The following items were noted during the discussion: a. The project may require a Conditional Use Permit (CUP) based on the expanding use of the facility. The application form was provided. The city planner (Molly Hitchcock) will verify its necessity in accordance with the Planning and Zoning ordinance. The application fee is estimated at $100 - $300. If the application were received by 2/05/01 the cycle for approval would be completed by 3/01/01. The next cycle is 3/12/01 and 4/05/01. Parking requirements were reviewed based on occupancy. A calculation for the sanctuary with expanded seating (290 seats) indicates that the existing parking is adequate. (Ratios for Sanctuary are based on: 1 parking space per 3 seats. Office or daycare uses would be applied for the remainder at a ratio of 1 parking space for every 250 SF.) c. An engineer is required to calculate watershed based on new addition to site and submit calculations along with plans for site review. d. The electrical engineer (Brazos Valley Engineers) should determine if the electrical service needs to go to 3 -phase service. Need to determine if property has any existing utility /electrical easement. If not, this must be provided for setting of the new transformer that the city proposed at southwest end of property. The city would require that the Owner (Holy Cross) provide the concrete transformer pad and the city would furnish the transformer. They indicated that there is not a long delivery period for the transformers at present. f. The City's Electrical Superintendent (Tony Michalsky) stated the necessity of exterior disconnect for new service on the addition. He also pointed out that we may want to retain existing electrical panel in current facility. (Note: All wiring should go underground to eliminate necessity of penetrations through 4 -hour firewall.) g. A commercial hood /exhaust must be provided over any stove (electric or gas) per NFPA 96. Landscaping and streetscape along Foxfire Drive and Sebesta Road should be provided in compliance with Chapter 11 of the Planning and Zoning ordinance. BBA will research these requirements. All landscaping must be irrigated. Since no improvements are occurring on Lot 2, the city indicated that it might not be necessary to provide landscape /streetscape in this area. Molly Hitchcock indicated that this is dependant upon the City's interpretation of the plot as a whole or as separate components. Molly will check this with Bridgette George and call BBA to confirm their interpretation. If it were determined by the City that Lot 2 must be brought into compliance, a sidewalk along Foxfire Drive would also be necessary and would be the responsibility of the "developer." This would mean that Holy Cross would have to install this improvement. Existing signage at the church should be "grand fathered" into compliance. j. The city provided drawings that indicated the locations of utilities. Please see Exhibit D and Exhibit E. k. No fire -rated partitions or ceilings are required to the north of the 4- hour firewall. 1. Code official (Carl Warren) approved "tunnel" concept for rating of corridor with 1 -hour fire- resistive construction at walls and ceiling (below trusses) and not running corridor walls to deck. He further advised that the UL has new designs for this construction recently approved. m. Draft stopping required every 3,000 SF in attic space for the new addition and in the existing facility. BBA proposed to add draft stopping above new beam spanning across rear of sanctuary. n. Fire extinguishers should be located every 50' within new facility (type 2AIOB,C) IV. SUMMARY 1.5 Meeting Minutes: BBA will be responsible for preparing the minutes of this meeting and forwarding them to the city representative and to the church for distribution. The above constitutes our understanding of the items discussed and the decisions reached at this meeting. Any corrections and /or additions should be brought to the attention of Ben Boettcher & Associates, Architects, Inc. within five (5) days of receipt. /� Wl Bruce F. Bockhorn, A.I.A. Exhibits /Attachments: A. Building Code Plan B. Floor Plan C. Building Elevations D. City of College Station — Sewer Locations E. City of College Station — Water Locations G /files /Active /Holy Cross/Mtg. 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