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HomeMy WebLinkAbout00071013STAFF REPORT Prepared by: Molly Hitchcock Date: May 30, 2001 Item: Discussion and possible action on a conditional use permit for A&M Church of Christ located at 2475 Earl Rudder Freeway South. (01-103) Applicant: John Duncum Staff Recommendation: Staff recommends approval of the conditional use permit only with the following conditions: 1. Access to the property not be allowed via Appomattox Drive and 2. That there be a Research and Development buffer between the church and the surrounding residential. If the traffic study shows that access to Appomattox is necessary for reasons of safety, then staff recommends denial of a conditional use permit of this magnitude. The Commission should not have to choose between public safety and neighborhood integrity. Item Summary: This item was tabled at the May 17, 2001 meeting. The Commission had questions about TxDOT regulations and driveways, which will be addressed in a memo from Ted Mayo. At the time of this report, staff has not received a copy of the traffic impact study made for the applicant. Staff will address the study at the P&Z Commission meeting if it is received in time for a complete review. A&M Church of Christ would like to build their new facilities on Highway 6, on the 29.35-acre tract of undeveloped land between the Raintree Subdivision and the former Northrup Grumman assembly plant. Raintree (developed R-1) abuts the property on the north and east sides, and partially on the south, while M-1 (developed but vacant industrial) is to the south. The church has 2178 members and plans on building a large church complex for church services, classrooms, meeting rooms, offices, and day care. A formal site plan is not submitted at this time as the applicant hopes to resolve the larger issues of the case through the conditional use permit before submitting the site plan. Comprehensive Plan Considerations: The Land Use Plan and the East Bypass Study show this area to be Mixed Use, but churches are allowed in any district with a conditional use permit. This church would be very large, and staff agrees the most appropriate place for it is on the highway, with access to Highway 6, a Freeway and Expressway on the Thoroughfare Plan. 1 Staff recommends against a driveway from Appomattox or any extension of Appomattox into a non-residential development. Appomattox in Raintree is not shown on the Thoroughfare Plan as a street that should be extended. When Appomattox was platted, it was done so with a 70 foot ROW with the expectation that it would act as a major collector through the East Bypass neighborhoods. This function was removed when the Appomattox extension was taken off the Thoroughfare Plan by Council action in 1997. Appomattox was built to a minor collector standard. The issue of extending or not extending Appomattox is not one of street capacity, but is an issue of safety and neighborhood integrity for the residents of Raintree. Under Transportation Goal #5 ("College Station should provide for the safe movement of pedestrians and bicyclists within College Station") in the Comprehensive Plan, Objective 5.2 states, College Station should continue to encourage that new developments be designed to minimize cut-through traffic, especially in residential neighborhoods and pedestrian areas, such as Eastgate/College Hills, the East Bypass neighborhoods, and Southside. The East Bypass Small Area Action Plan reaffirms the Comprehensive Plan. The small area study expresses the concern of non-neighborhood cut-through traffic, speeding traffic, and traffic volumes in the "Traffic Calming" chapter. There is added concern for bicyclist and pedestrian safety at the Raintree Drive/Highway 6 intersection. The bridge where Raintree Drive becomes Southwest Parkway is the only bike and pedestrian route that crosses the bypass. The traffic impacts of a church with parking for approximately 660 cars that has direct access to the 279-home Raintree neighborhood would be in direct conflict of the goals and objectives of the Comprehensive Plan and the East Bypass Small Area Action Plan. Item Background: The front portion of the subject property was annexed into the city in 1971 and the back portion was annexed in 1977. The land is currently not platted. 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) 2 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." There is not a formal site plan submittal at this time. The site plan enclosed is conceptual in nature and is meant to encourage discussion of issues with the site. The site plan's compliance with development regulations can be determined when it is formally submitted. The site plan will be forwarded to the Planning and Zoning Commission and placed on a future agenda for consideration. 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 for the church use is in compliance with the Comprehensive Plan. The site plan with the Appomattox driveway is not in compliance with the goals and objectives of 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." If a facility of this magnitude at this location requires access through Raintree for traffic safety reasons, the use will be detrimental to the health, welfare, and safety of the Raintree Neighborhood. 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. 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. Copies of three a-mails 3 INFRASTRUCTURE AND FACILITIES Water: An existing 12" water main runs along the HWY 6 frontage, and 4" and 6" lines extend to the parcel at various points providing ample water capacity. Sewer: Existing 6" and 8" sanitary sewer lines run to the parcel, providing ample capacity. Streets: State Highway 6 is classified under "Freeways & Expressways". Drainage: This project must comply with the Drainage Ordinance. A drainage swale does exist through the parcels to the north. This property will not be allowed to release more storm water after development than is currently released now. Flood Plain: Not in a flood plain. NOTIFICATION: Legal Notice Publication: The Eagle: 5-23-01 Advertised Commission Meeting Date: 6-7-01 Number of Notices Mailed to Property Owners Within 200% 48 Response Received: Since the public hearing on May 17, there have been several phone calls and three a-mails in opposition to the Appomattox connection. 4 STAFF REPORT Prepared by: Molly Hitchcock Date: May 7, 2001 Item: Public hearing, discussion, and possible action on a conditional use permit for A&M Church of Christ located at 2475 Earl Rudder Freeway South. (01-103) Applicant: John Duncum Staff Recommendation: Staff recommends approval of the conditional use permit with the following conditions: 1. Access to the property not be allowed via Appomattox Drive and 2. That there be a buffer between the church and the surrounding residential. If the proposed changes to the Buffer/Screening Fences section of the Zoning Ordinance are adopted by City Council on May 10, 2001, the church should be required to meet the buffer/fence standard as set forth in the amendment. If the ordinance is not amended by Council, a Research and Development buffer should be required. Item Summary: A&M Church of Christ would like to build their new facilities on Highway 6, on the 29.35-acre tract of undeveloped land between the Raintree Subdivision and the former Northrup Grumman assembly plant. Raintree (developed R-1) abuts the property on the north and east sides, and partially on the south, while M-1 (developed but vacant industrial) is to the south. The church has 2178 members and plans on building a large church complex for church services, classrooms, meeting rooms, offices, and day care. A site plan is not submitted at this time as the applicant hopes to resolve the larger issues of the case through the conditional use permit before submitting the site plan. Comprehensive Plan Considerations: The Land Use Plan and the East Bypass Study show this area to be Mixed Use, but churches are allowed in any district with a conditional use permit. This church would be very large, and staff agrees the most appropriate place for it is on the highway, with access to Highway 6, a Freeway and Expressway on the Thoroughfare Plan. Staff recommends against a driveway from Appomattox or any extension of Appomattox. Appomattox in Raintree is not shown on the Thoroughfare Plan as a street that should be extended. The East Bypass Study reaffirms the plan. Staff feels the traffic caused by a church with parking for approximately 660 cars would greatly disrupt the integrity of the Raintree neighborhood. The shortest route for anyone coming to the proposed church site from north of Southwest Parkway will be through the Raintree neighborhood. To carry the number of cars anticipated to travel this route would require a larger street than the one currently 1 built. The road was built to a residential street section in Raintree. When Appomattox was platted, it was done so with a 70 foot ROW with the expectation that it would act as a major collector through the East Bypass neighborhoods. This function was removed when the Appomattox extension was taken off the Thoroughfare Plan by Council action. Opening an Appomattox driveway would necessitate the widening of a street section so non-residential traffic could increase through a residential area. Item Background: The front portion of the subject property was annexed into the city in 1971 and the back portion was annexed in 1977. The land is currently not platted. 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) 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." There is not a formal site plan submittal at this time. The site plan enclosed is conceptual in nature and is meant to encourage discussion of issues with the site. The site plan's compliance with development regulations can be determined when it is submitted. The site plan will be forwarded to the Planning and Zoning Commission and placed on a future agenda for consideration. 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 for the church use 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. 2 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 Conceptual Site Plan 5. Copy of Buffers/Screen Fences amendment proposal INFRASTRUCTURE AND FACILITIES Water: An existing 12" water main runs along the HWY 6 frontage, and 4" and 6" lines extend to the parcel at various points providing ample water capacity. Sewer: Existing 6" and 8" sanitary sewer lines run to the parcel, providing ample capacity. Streets: State Highway 6 is classified under "Freeways & Expressways". Drainage: This project must comply with the Drainage Ordinance. A drainage swale does exist through the parcels to the north. This property will not be allowed to release more storm water after development than is currently released now. Flood Plain: Not in a flood plain. NOTIFICATION: Legal Notice Publication(s): The Eagle: 5-2-01 Advertised Commission Hearing Dates(s): 5-17-01 Number of Notices Mailed to Property Owners Within 200% 46 Response Received: One person has called to oppose the Appomattox connection and to request the preservation of the heavy vegetation on the property abutting Raintree to the north. 3