HomeMy WebLinkAbout00071477STAFF REPORT
Prepared by: Jennifer Reeves Date: 09/12/01
Email: jreeves@ci.college-station.tx.us
Item: Public hearing, discussion, and possible action on a Conditional Use
Permit for a sign for the Covenant Family Church located at 4010 Harvey Road.
(1-500196)
Applicant: Covenant Family Church
Staff Recommendation: Staff recommends approval of the proposed sign for
Covenant Family Church.
Item Summary: The applicant is requesting permission to construct a new
freestanding sign. The proposed sign will be 25' in height and 12'9" in width.
Eight foot of the proposed height will be two pillars, one on each side supporting
the sign. According to the Zoning Ordinance this sign is in accordance with our
sign table requirements, for height, area and distance from R.O.W. On April 5,
2001 The Planning and Zoning Commission granted Covenant Family Church a
Conditional Use Permit for a parking lot on this site. During the construction of
this parking lot the old sign was torn down. The applicant did not realize that
removing the old sign would eliminate the legally non-conforming status, or
grandfathering, the sign may have had.
Comprehensive Plan Considerations: The subject property is currently zoned
A-O Agricultural Open. Properties that are granted a Conditional Use Permit
must comply with the sign regulations of the underlying zoning district, unless an
alternate standard is approved through the C.U.P. process. The Zoning
Ordinance does not allow Free Standing Signs in this zoning district. Therefore
the applicant is requesting permission to have a freestanding sign meeting the
City's freestanding sign requirements.
The subject property is surrounded by Harvey road to the north, to the south are
two lots in the ETJ. Sara Lane is to the east, and Marcy Lane is to the west.
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." Staff conducted a technical review
and found general compliance with development regulations.
2. "That the proposed use meets the purpose and intent of the ordinance and is
in harmony with the development policies and goals and objectives as
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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.
Related Advisory Board Recommendations:
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. Copy of Site Plan
4. Sign Graphic
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NOTIFICATION:
Legal Notice Publication(s): The Eagle; 09-05-01
Advertised Commission Hearing Dates(s): 09-20-01
Number of Notices Mailed to Property Owners Within 200': 16
Response Received: None as of date of staff report
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STAFF REPORT
Prepared by: Jessica Jimmerson Date: 3-28-01
Item: Public hearing, discussion, and possible action on a Conditional Use Permit for a
parking lot for the Covenant Family Church located at 4010 Harvey Road. (01-55)
Applicant: Covenant Family Church
Staff Recommendation: Staff recommends approval of this proposal, as well as,
recommending that the previously constructed parking is granted a Conditional Use
Permit, with the following condition:
• the property owner must mitigate increased runoff from the property by detaining
stormwater to pre-development conditions.
Item Summary: The applicant is requesting permission to build a parking lot on the
subject property to provide additional parking for the Covenant Family Church which is
located adjacent to the subject property, but outside of the City limits. Staff is also
recommending that the previously constructed parking be granted a Conditional Use
Permit. See Item Background.
The property is currently zoned A-O, Agricultural Open. The Zoning Ordinance allows
parking lots in all zoning districts with approval of a Conditional Use Permit by the P&Z.
The subject property is surrounded by existing parking for the Church to the east, the
Church facilities to the south, Marcy Lane to the west and Harvey to the north.
Comprehensive Plan Considerations: Recently, staff presented a preliminary report
of the 30/60 Area Planning Study to the Commission. The preliminary report
recommended that the Land Use Plan be amended to reflect a "mixed use" category in
this area, which is discussed in the report as sub-area 7A. The proposed use of a
parking area, with the proposed landscaping and screening, is appropriate for a mixed
use area.
Item Background: The subject property was annexed into the City Limits in 1980. The
area has, until recently, been considered one that was not receiving the same level of
development pressures as other, faster growing areas of the City. However, in the past
two years, the area has seen increased development interest. C-B zoning was
approved for the northwest corner of Highway 158 and 30, and a rural style
convenience store was approved to convert to a barbecue restaurant. Commercial and
residential development in Bryan is moving toward this area, and Highway 158 is
scheduled for a TXDOT widening project. The future Veterans Park is being planned for
this area, as well as a public/private venture for the development of an office complex
and a performing arts center.
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In August of 1999, some parking improvements where proposed and constructed by the
Church. At the time those plans were submitted, staff understood it to be a proposal to
improve an already existing parking lot. As an improvement of an existing structure the
plan would not require a conditional use permit, therefore staff took action to approve
the site plan through our usual procedures. At the end of the process it was discovered
that this was a new parking lot, not an improvement of an existing lot. The memo sent
to the Commission at the time is attached.
The proposal at this time is to legitimize the previously constructed lot and to gain
permission to construct additional parking.
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." Staff conducted a technical review and found general
compliance with development regulations with the exception of the item listed the
staff recommendation.
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.
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;
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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. Memo to P&Z
INFRASTRUCTURE AND FACILITIES
Water: Not impacted
Sewer: Not impacted
Streets: Classification on Thoroughfare plan
Off-site Easements: N/A
Drainage: As stated above, in order to reduce the impact to their downstream
neighbors, this property must reduce the rate of rainfall runoff to
predevelopment conditions. This area has recently experienced considerable
development. Residents from Harvey Hillsides have come into City Hall to
express their concerns. The subject property did not detain stormwater in their
last building project even though it was requested by the Harvey Hillsides
Architectural Committee.
Flood Plain: No FEMA floodplain has been established in this area.
Oversize request: N/A
Impact Fees: N/A
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 3-21-01
Advertised Commission Hearing Dates(s): 4-5-01
Number of Notices Mailed to Property Owners Within 200': 16
Response Received: None as of date of staff report
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