Loading...
HomeMy WebLinkAbout00071600MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS September 21, 2000 7:00 P.M. COMMISSIONERS PRESENT: Commissioners Mooney, Floyd, Harris, Happ, Williams, Warren, and Horlen. COMMISSIONERS ABSENT: None. COUNCIL MEMBERS PRESENT: Council Member Garner. STAFF PRESENT: Staff Planners Jimmerson, Laauwe, and Hitchcock, Assistant City Engineer Mayo, Graduate Engineers Thompson and Vennochi, Transportation Planner Hard, Assistant City Attorney Nemcik, Neighborhood Senior Planner Battle and Assistant Flannery, City Planner Kee, Development Services Coordinator Ruiz, and Staff Assistant Hazlett. Agenda Item No. 7: Public hearing and consideration of a C-N Commercial-Neighborhood Use and Site Plan for Express Stop consisting of a convenience store with two future lease spaces and located at the southwest corner of Southwest Parkway and Dartmouth Drive. (00-153) Staff Planner Lauuwe presented the staff report. Ms. Laauwe opened by pointing out that this item has come before the Commission three times this year and is being presented again tonight due to the applicant not being able to find a major gas company to accept the site plan previously approved by the Commission. The property is currently zoned C-N, Neighborhood Business and located at the southwest corner of Dartmouth Drive and Southwest Parkway. The new 5,720 square foot convenience store and four (4) pump gas station is proposed to house the following uses: drive-in food store, convenience store, dry cleaners and gas station. Ms. Lauuwe explained that convenience stores and gas stations are not expressly permitted in a C-N district, but may be allowed under the provision listed "other uses to be determined by the Commission." She explained that the intent of the C-N district is to provide for small commercial sites for residential convenience goods and personal service businesses and that all uses in the C-N district must have their use, location, and site plan approved by the Planning and Zoning Commission. The previous proposal, known as Exxon at Dartmouth Crossing, first came before the Commission on February 17`h, Ms. Laauwe said. The original site plan and use for a convenience store, gas station, dry cleaners and a take out deli was denied by a vote of 3-3 because the P&Z Minutes September 21, 2000 Page 1 Commissioners were concerned with traffic generation, the abundance of parking, the possibility of lighting affecting surrounding property owners, the low amount of landscaping/greenspace, site orientation, and pedestrian access to surrounding residential areas. With these concerns, the Commission felt that the proposed site and use would adversely affect the surrounding property owners. Ms. Laauwe stated that the applicant brought back the site plan and use on April 6th after modifying the plan by removing parking spaces in order to accommodate additional and larger landscaped islands, sidewalks, and bike racks. Staff addressed the Commission's previous traffic impact concerns also at this time. However, Ms. Laauwe reported that the item was denied again due to the Commission's continuing concerns regarding the proposed canopy, fagade, and lighting impact to the surrounding property owners. Ms. Laauwe explained that on May 18`h, the applicant provided the Commission with a lighting schematic to show how their lighting plan light would affect the surrounding area and they provided elevation drawings of the proposed canopy and fagade. The canopy was non-traditional in appearance and the fagade drawings indicated that red bricking would be used to match the surrounding area. The site plan and use was approved unopposed 4-0 with the following conditions: security lighting be provided for the rear of the building and to change the landscaping plans to make the berms look more natural with a mixture of plants instead of the uniformed line formation. Ms. Laauwe reports tonight that the applicant has hired a new design and engineering firm and has made several changes to the site that varies greatly from the one approved by the Commission on May 18`h. She pointed out the following changes that have been made: • The building is directed towards Southwest Parkway, rather than oriented at an angle towards the intersection of Dartmouth & Southwest Parkway. • A drive-thru has been added. • The building square footage has increased by 115 square feet. • No parking is provided along Southwest Parkway, giving the site 30 parking spaces rather than the previously approved 38. • An additional dumpster has been included. • The bike racks have been removed. • The four gas pumps now are lined up at an angle instead of the previous two-by-two formation. • The pedestrian access points to The Heritage at Dartmouth apartments and the Southwest Parkway sidewalk have been removed. • The size of the landscaped islands has been reduced. • The proposed fagade is the same as the exterior of the Exxons located at Welch and Harvey Mitchell and University Drive and the bypass. • A traditional canopy is proposed. • A specific lighting plan has not been submitted. Ms. Laauwe explained that Neighborhood Business uses must meet the intent of the C-N district and that the Zoning Ordinance defines the purpose of this district as: "...providing small commercial sites for residential convenience goods and personal service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or residential character of P&Z Minutes September 21, 2000 Page 2 the neighborhood. The use shall be a low traffic generator and shall not create any noise, light, or odors abnormal to the neighborhood." The use must be compatible with the surrounding area that it serves. In closing, Ms. Laauwe states that Staff recommends denial of the site plan because they feel that many of the Commission's previous concerns have not been addressed. She pointed out that the major concerns with the previous site plan were the canopy's design and height, the affect of proposed lighting on the surrounding property owners, potential traffic impact, the appearance of the site in relation to landscaping, and making the site more neighborhood (pedestrian) friendly. She indicated that the applicant has not provided Staff with elevation drawings of the proposed canopy or a lighting schematic that accommodates the new design. While traffic impacts of a convenience store were addressed with the previous site plan, the addition of a drive-thru restaurant will increase the potential traffic coming to and through the site and will conflict with pedestrians coming from the south Ms. Laauwe said. She also said that Staff objects to the removal of the pedestrian access to the Heritage at Dartmouth apartments and Southwest Parkway. With the removal of the pedestrian access points, the repositioning of the store towards Southwest Parkway and the addition of a drive-thru restaurant, Staff believes the site is more geared to passer-by traffic than to the surrounding neighborhood. Finally, Ms. Laauwe said if the Commission recommends approval, Staff recommends that Staff Review Comments No. 3 be a condition of the approval. Commissioner Floyd asked Ms. Laauwe to clarify the special needs of the tenants in the apartments to the south of the site. Ms. Laauwe said that approximately half of those tenants are disabled. Chairman Mooney opened the public hearing. Mr. Ray Hansen, 730 North Rosemary, Bryan, Texas, addressed the Commission. He began by saying that the initial plan was changed because it was a nonfunctional building. He said that the canopy top would not be any higher than the building, with the underside of the canopy being 14.6 feet and the height varying from 36 to 42 inches. He said that the engineering firm that has been contracted to install the lighting assured them that the city codes can and will be met. He also stated that the candle power will remain on the property but property shielded so as not to adversely affects the surrounding neighborhood. He pointed out that the new plan utilizes the Dartmouth sidewalk up to the point that is common with their building. He commented on original plan, saying that the sidewalk went out the rear and serviced the apartments immediately behind, but that it would not service them any better than the other apartments in the design of the new plan. Mr. Hansen said that there would be access to all the apartments by going down Dartmouth and any other street in the area. He explained that pedestrian traffic is not predicted to be heavy. He stated that landscaping meets code and that the reduction in the driveway to 36' is not a problem. He also said that a bike rack could also be built. He explained that the initial layout of the building was a disadvantage for the store and customers alike. He pointed out that there was an odd ingress and egress and that customers would be required to walk further. It also allowed too many drive-off incidences that would prove to be very costly. The stacking ability for vehicles would be limited also, he said. In closing, Mr. Hansen said that the drive-thru window would not create any additional traffic, only serve as an interceptor. P&Z Minutes September 21, 2000 Page 3 Commissioner Warren asked Mr. Hansen how the changed appearance of the canopy and other features of the site would be compatible with the surrounding R-1 housing district. Mr. Hansen explained that architectural features of the building and the landscaping would overcome some of the objections to the appearance of the canopy. The canopy's are as they are from the suppliers. Commissioner Floyd asked Mr. Hansen if there would be any latitude, referring to the previous design, in the compatibility of the building with the surrounding area. Mr. Hansen said that he believes it is very compatible, pointing out other materials used on the buildings of their other properties in the area. Chairman Mooney closed the public hearing. Commissioner Harris motioned for the approval with the inclusion of Staff Comments No. 3. Commissioner Floyd seconded the motion. The motion passed 5-2. (Commissioners Warren and Williams voted in opposition.) P&Z Minutes September 21, 2000 Page 4 MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS May 18, 2000 7:00 P.M. COMMISSIONERS PRESENT: Chairman Rife, Commissioners Mooney, Floyd, and Horlen. COMMISSIONERS ABSENT: Commissioners Parker, Kaiser, and Warren. COUNCIL MEMBERS PRESENT: Council Member Silvia. STAFF PRESENT: Senior Planner Kuenzel, Staff Assistant Charanza, Staff Planners Jimmerson, Anderson, and Hitchcock, Assistant City Engineer Mayo, Graduate Engineers Tondre and Thompson, Transportation Planner Hard, and Assistant City Attorney Ladd. AGENDA ITEM NO. 4: Public hearing and consideration of a C-N Neighborhood Business site plan and use, for a convenience store/gas station, Exxon @ Dartmouth Crossing, to be located at 2500 Dartmouth Drive. (00-82) Staff Planner Anderson presented the staff report and stated that this has been before the Commission on February 17`" and April 7" of this year and in each instance the applicant's request was denied by a vote of 3-3. The site was denied on April 6t" due to opposing Commissioners having continuing concerns that the site would adversely affect the surrounding property owners. The Commission was not satisfied with the level of information provided in relation to canopy, fagade, and lighting impact that would affect the surrounding property owners. The applicant is proposing to construct a 5,605 square foot convenience store and four (4) pump gas station at the southwest corner of Dartmouth Drive and Southwest Parkway. The site is proposed to house the following uses: carry-out food store, convenience store, dry cleaners and gas station. The property is currently zoned C-N Neighborhood Business. Convenience stores and gas stations are not expressly permitted in a C-N district, but may be allowed under the provision listed "other uses to be determined by the Commission." All uses in the C-N district must have their use, location, and site plan approved by the Planning & Zoning Commission. The applicant has not changed the site plan with this submittal, but has provided a lighting schematic to show how the light from the canopy will affect the surrounding area. The applicant also provided elevation drawings of the proposed canopy and fagade. The canopy is non- traditional in appearance, with a silver gable roof and an off-white front that will contain the gas station's logo. The canopy is shown to have an overall height of 21'6" with 14' clearance for vehicles. The fagade drawings indicate a red brick to match the surrounding area. In addition, the fagade will have stars similar to the Texas Aggie Credit Union on Southwest Parkway. P&Z Minutes May 18, 2000 Page 1 of 3 Ms. Anderson reminded the Commission that Neighborhood Commercial uses must meet the intent of the C-N district. The Zoning Ordinance defines the purpose of this district as, "providing small commercial sites for residential convenience goods and personal service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or residential character of the neighborhood. The use shall be a low traffic generator and shall not create any noise, light or odors abnormal to the neighborhood." The use must be compatible with the surrounding area that it serves. She said that the FM 2818 Extension Study recommended this intersection as a location for a neighborhood business to serve both the surrounding neighborhood and Central Park. Staff recommended approval of the use, location, and site plan. Chairman Rife opened the public hearing. Rabon Metcalf, Municipal Development Group, was present to represent the application. He explained that during the first consideration of the request, the Commission was concerned with lighting, landscaping, and traffic. He said the proposal exceeds the landscaping requirements. Mr. Metcalf said that he spoke with Tony Michalsky (City's Electrical Department) and asked him about the existing light poles on Southwest Parkway and came up with a lighting schematic for the project (showing the existing street lights, etc.). The lighting provided would be adequate for safety of the patrons while at the gas pumps, but did not feel that there would be adverse impacts on the surrounding areas. Mr. Metcalf said that Dr. Blashke conducted a traffic study when the intersection was developed (the Dartmouth extension to the south), and the study showed that 40-60% of the users for this convenience store would be passer-by traffic. Pedestrian access would be provided for easy and safe access from Dartmouth and Southwest Parkway. Mr. Metcalf said that at the second meeting the Commission expressed concern with the canopy, blending with the neighborhood, and the sign. The color schemes and styles for the surrounding neighborhoods have been matched to make this site aesthetically pleasing and to blend with the surrounding neighborhood. He showed the Commission what the proposed canopy would look like, and said that this too would blend with the neighborhood. He said that the owner recognized that the majority of his customers would be passer-by traffic and pedestrians from neighborhoods, so he did not feel that he would need to attract additional traffic from other roadways. The only sign would be on the canopy since no unattached signs are allowed in this zoning district. Chairman Rife asked if the height of the canopy would exceed the height of the building. Mr. Metcalf said that the peak it would not. Commissioner Mooney asked Mr. Metcalf about security lighting in the rear of the building where the dumpsters would be. Mr. Metcalf said that this issue could be addressed. Commissioner Horlen asked for clarification of where the berms would be placed. Mr. Metcalf said that the ordinance requires screening of parking so they were proposing 2 foot berms with shrubs placed on top of the berms. Commissioner Horlen asked if there was a way to screen the parking in a more natural way instead of the berms beginning and ending at each parking area. Mr. Metcalf felt there could be a way to accommodate this. Denise Bryant, 2604 Clearwood Court, the manager of the Heritage at Dartmouth apartments, told the Commission that this would be convenient to her residents since approximately 1/3 of the residents in P&Z Minutes May 18, 2000 Page 2 of 3 this complex were disabled. The applicant is proposing a pedestrian walkway that would make it safe for her residents to get to a store without putting themselves at risk by crossing over Texas Avenue to go to the nearest existing store. She also said that there were times when some of her residents ran out of gas in their cars trying to get to a gas station. Chairman Rife closed the public hearing. Commissioner Mooney moved to approve the request. Commissioner Floyd seconded the motion. Commissioner Floyd asked to amend the motion with the request that security lighting is provided for the rear of the building, and to change the landscaping plans to make the berms look more natural with a mixture of plants instead of the uniformed line formation. Commissioner Horlen seconded the amendment to the motion, which passed unopposed 4-0. Commissioner Mooney said that he had been in support of this development at the past meetings because of the convenience to the neighborhood and upcoming developments in the area. Commissioner Floyd commended the applicant for his cooperation with the concerns the Commission expressed at previous meetings. Commissioner Horlen was previously concerned with aesthetics of the development and he is pleased with this proposal. Chairman Rife called for the vote, and the motion to approve the request passed unopposed 4-0. P&Z Minutes May 18, 2000 Page 3 of 3