HomeMy WebLinkAboutMinutes
-COLLEGE STATION
1: 1 P. O. Box 9960 1101 Texas Avenue College Station, TX 77842
Tel: 409 764 3500
WOLF PEN CREEK DESIGN REVIEW BOARD MEETING
March 25, 1999
TO: Rev. Timothy Green, Brazos Valley Community Church, P. O. Box 382-6,
Franklin, TX 77856
FROM: Design Review Board
Kay Henryson, DRB Member
Phillip Kelby, DRB Member
Chara Ragland, DRB Member
James Massey, P&Z Chairman
Steve Parker, P&Z Commissioner
Ron Kaiser, P&Z Commissioner
Others Attending:
Jane Kee, City Planner
Bridgette George, Asst. Development Coordinat 4K
Sabine McCully, Senior Planner
SUBJECT: Brazos Valley Community Church & Day Care - previ Wolfe
Nursery building located at 6900 East State Highway 6. (99-710)
The Wolf Pen Creek Design Review Board met on Thursday, March 25, to discuss the
proposed use of the existing Wolfe Nursery building for use as a church and day care
center. Rev. Green stated that he is purchasing the property and would like to use the
existing building as a church and day care center. He mentioned that he has no plans
for exterior modifications, except for possibly painting the building a different color,
probably gray. He also stated that he will use the greenhouse area for a playground,
stating that he would be resurfacing the ground since it is currently concrete. Rev.
Green informed the Board that his congregation currently has a membership of 60 and
that there is a total of 80 parking spaces at the existing location. He mentioned that he
would like the day care to be as big as can be housed at the existing facility. He stated
the classes will be structured and that ages will range from infants to school-age
children, and it will be open to the public. Rev. Green also stated that he would like to
replace the existing Wolfe Nursery sign with a church sign.
Rev. Green was informed that both the painting of the building and replacement of the
sign would have to be approved by the Design Review Board prior to their
construction.
Ron Kaiser mentioned that he was concerned with whether the church was consistent
with the intense retail envisioned for the area. He asked Rev. Green to be prepared to
address that issue with the Planning & Zoning Commission, as well as safety concerns
and traffic flow issues.
Home of Texas A&M University
i
James Massey also asked Rev. Green to be prepared to discuss the size and potential
growth of his congregation and day care.
Rev. Green stated that there is the possibility of expanding parking to the adjacent
property or establishing an agreement with the mall for parking. He stated that there
is a. possibility of shuttling members by bus to the mall parking to address safety issues.
Chara Ragland mentioned that if the church grows, there may be no place to expand
the facilities. She asked Rev. Green to consider whether this site is adequate to the
congregation's current and future needs. Ms. Ragland also voiced her concern
regarding the shared parking at the mall, stating that the embankment is very high at
the mall and was concerned about the dangerous traffic flow at that Holleman
intersection. She also mentioned that she wants businesses that propose building in
the WPC corridor to do so because they want to focus and orient towards the entire
corridor, not the mall or the bypass.
Kay Henryson stated that this site is an entry into the Wolf Pen Creek District and
asked if future landscaping would include walkways to other greenbelt areas in the
district. Rev. Green stated that he wouldn't have a problem with designing something
to address that. Ms. Henryson stated that the existing building currently orients
towards the highway and she would like to see it oriented more towards the corridor,
including the landscaping and walkways.
Steve Parker stated that he had no problem with the proposed use of a church at the
location. He stated that he would like to see some conceptual design plans in the
future if Rev. Green proceeds with the proposal.
The Board informed Rev. Green that if the Planning & Zoning Commission approves
the use of the site, he will still have to meet all of the requirements in the Wolf Pen
Creek Corridor. They stated that there could be additional costs for landscaping and
walkways that orient towards the corridor. He was also informed that he will not be
able to move in or occupy the building until the site has been reviewed by the Design
Review Board.
Chara Ragland motioned to endorse the conceptual use of the property if all the
concerns expressed in the meeting relative to Wolf Pen Creek and adjacent properties
land use are satisfied. Phillip Kelby seconded the motion, Ron Kaiser ;ab's red. The
motion passed 5-0. V ptJW /10
WPC Design Review toned 234Lr-" fte 2 erz
Council Regular 5/13/99 Page 4
Item No. 11.2: Discussion and possible action on the guaranteed maximum price for
the College Station Conference Center, approval of amendments to the project
agreement and contract for Construction Management Services regarding maximum
price.
Assistant City Manager Tom Brymer presented an overview of the project goal which
began in April 1997. The citizens voted to spend $6 million toward the project in a
special bond election in November, 1997. Negotiations began shortly thereafter.
Agreements were approved by council in April, 1998. The selected developer was Wolf
Pen Creek Team; hotel owner DePalma Hotel Corporation; construction contractor, Dal-
Mac Construction; and Richard Ferrara Architects, Inc.
Mr. Brymer described the proposed amendments in the agreements.
Tim White from Da1Mac Investments and Richard Ferrara answered questions from the
council about the estimated cost on various construction materials.
Councilman Mariott made a motion to approve the guaranteed maximum price at
$6,579,996.00, approval of the amendments to the project agreement and contracts for
Construction Management Services. Motion seconded by Councilmember Hazen.
Additional comments were expressed by councilmembers and financial representatives.
The motion carried unanimously, 7-0.
Item No. 11.1: Public hearing, discussion and possible action of an appeal of denial
of a conditional use permit, use only, for a church and day care to be located in the
Wolf Pen Creek district at 6900 East Bypass, formerly known as Wolfe Nursery.
Councilmembers Massey, Garner, and Maloney removed themselves from the discussion
due to their recent consideration of the case as Planning and Zoning Commissioners.
City Planner Jane Kee explained that the request is to convert the existing Wolfe Nursery
site for church activities and day care center. The applicant intends to bring forth a site
plan in the future that shows landscaping, an outside play area, and changes to the
building and sign colors. The applicant also intends to use the 80 parking spaces that are
currently provided on site, which would allow for a seating capacity of 265 if no day care
were proposed. Ms. Kee displayed the current Wolf Pen Creek master plan.
Council Regular 5/13/99 Page 5
The Design Review Board met with the applicant to discuss whether the church and day
care use would be compatible with the vision and goals for Wolf Pen Creek. The DRB
voted 5 to 1 to recommend approval of the use with the condition that there be a revised
site plan that addresses some of the concerns related to site use. She outlined the
authority of the Planning and Zoning Commission in consideration of a conditional use
matter.
At their April 1 st meeting, the Planning and Zoning Commissioners discussed the
"vision" for the corridor and felt that the master plan was for retail and entertainment uses
with properties at both ends of the district acting as entrances and focal points for the
corridor. The Commission felt that the church would be inconsistent with this vision.
The Commission voted to deny the conditional use permit.
Mayor McIlhaney opened the public hearing.
The applicant, Reverend Tim Green expressed comments about the churchs' use of this
property.
Rob Holt, attorney representing the church spoke to the Council. He expressed that the
church would cooperate by entering into a development agreement with prospective
businesses on adjacent properties which choose to sell alcoholic beverages. He stated
that the church site is consistent with the WPC vision and complies with the conditional ,
use permit ordinance.
Questions asked by council members related to availability of parking for future growth,
intended use of property to meet comprehensive plan, and other questions related to
traffic safety for patrons of WPC area.
Members of the public spoke in favor of the proposed church location.
Dorcas Moore, 1118 Detroit
Mike Dawson, a member of the Brazos Valley Community Church
Bill Davis, 1219 Boswell
Members of the audience spoke in opposition of the church's request.
Paul Clarke, Clarke and Wyndam, Inc.
Steve Rodgers, attorney representing CBL Management, Inc. (Post Oak Mall)
Mayor McIlhaney closed the public hearing.
Council Regular 5/13/99 Page 6
Councilman Silvia made a motion to deny the conditional use permit request by the
Brazos Valley Community Church. Motion seconded by Councilman Mariott which
carried by a vote of 3-1.
FOR: Silvia, Hazen, Mariott
AGAINST: McIlhaney
ABSTAIN: Massey, Garner, Maloney
Item No. 11.3: Discussion and possible action on appointments of council members
to Council Subcommittees.
Councilman Hazen made a motion to appoint Dennis Maloney and James Massey to the
WPC Oversight Committee. Motion seconded by Councilman Silvia which carried
unanimously, 7-0. These members will serve as the council representatives.
Councilman Silvia made a motion to appoint Winnie Garner and James Massey to replace
David Hickson and Larry Mariott on the City Affairs Committee. Term expires 6/01.
Motion seconded by Councilman Mariott which carried unanimously, 7-0. The Mayor
asked these councilmembers to contact other councilmembers in the event they are unable
to attend.
Councilman Silvia made a motion to appoint Anne Hazen to the Brazos County Health
Department Board to replace Steve Esmond. Term expires 2001. Motion seconded by
Councilman Mariott which carried unanimously, 7-0.
Councilman Massey made a motion to appoint Dennis Maloney to the Gateway Overlay
District to replace Steve Esmond, and the Community Advisory Network. Term expires
12/11/99. Motion seconded by Councilman Silvia which carried unanimously, 7-0.
Anne Hazen asked to be notified of the meetings of the community advisory network.
Item No. 11.4: Appointment of a Mayor Pro Tem
Councilman Silvia made a motion to appoint Larry Mariott for a one year term as Mayor
Pro Tem. Motion seconded by Councilman Massey which carried unanimously, 7-0.
Item No. 11.5: Hear Visitors.
Jim Hieptas, a resident of the Brazos Valley Geriatrics Center, expressed concern about
the lack of sidewalks and ramps for physically handicapped individuals who utilize
wheelchairs for transportation throughout the city.
AGENDA ITEM NO. 2: Public hearing and consideration of a Conditional Use Permit, use only,
for a church and day care to be located in the Wolf Pen Creek district, at 6900 East Bypass,
formerly known as Wolf Nursery. (99-710)
City Planner Kee presented the staff report. She explained that the subject property was developed in
1992 and was the first site that was subject to the WPC district regulations. The building has been
vacant for a number of years and much of the required landscaping has died. The request is to convert
the site into a church and day care. The applicant intends to bring forth a site plan in the future that
shows landscaping, an outside play area, and changes to the building and sign colors. The applicant
intends to use the existing 80 parking spaces, which would be divided between those required for the
church and those for the daycare. The landscaping would need to be replanted as per Design Review
B,),,rd (DRB) and P&Z approval. The DRB would have to review any new landscape plans or any
other major maintenance activities (such as exterior painting, replacement of light fixtures, etc.). The
DRB met with the applicant to discuss whether the church and daycare use would be compatible with
the vision and goals for the rest of the Wolf Pen Creek Corridor. The DRB voted 5 to 1 to recommend
approval of the use with the condition that there be a revised sit plan submitted by the applicant that
meets DRB concerns. The revised site plan should address the DRB issues relating to connectivity with
the future greenbelt/pathway area of the rest of the district, orientation of the site uses to the future
creek improvements, and architectural changes to the building that create a church identity. The DRB
also advised the applicant to be prepared to address questions regarding the existing congregation as
well as the church's plans for accommodating future growth in the congregation and daycare business.
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:
1. "The proposed use meets all the minimum standards established in the ordinance for the type of
use proposed."
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 embodied in the Comprehensive Plan for Development
of the City."
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 Commission may impose additional reasonable restrictions of 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 improvement such as curbing, sidewalks and screening." The Commission,
upon recommendation from the Design Review Board, also has the authority to impose additional
requirements to assure that all of the WPC goals are met. The applicable goals as they pertain to a use
conversion may include attractiveness, harmony and compatibility, and maintenance aspects.
Commissioner Kaiser said that he voted against the request while serving on the DRB because of his
concerns with whether this fits in with the intent of the Wolf Pen Creek Plan. He said a church in this
location could also limit the possibilities for a restaurant or other establishment that would serve alcohol
to be developed in the area. City Planner Kee said that there is a limitation to the distance between
churches and establishments that serve or sell alcohol beverages.
P&Z Minutes April 1, 1999 Page 2 of 8
Commissioner Maloney expressed his concern that if this item was approved, there would probably be
opposition from the church in the future if a restaurant/night club wanted to develop in the vacant
property next to it. This type of development would limit future development in the area. He and other
Commissioners expressed their concern that allowing a church in the WPC corridor would not support
the vision of the corridor.
Chairman Massey opened the public hearing.
Reverend Timothy Green, applicant, gave the Commissioners a letter expressing the church's intentions
(attached to these minutes). He felt that this establishment would provide a positive spiritual and human
resource for the area. He explained that the Brazos Valley Community Church (BVCC) is a non-
denominational church. The daycare facility would provide for the general public, certified and licensed
care for children from infancy to school age, with structured programs. Church services would be held
on a regular basis on Wednesday evening at 7:30 p.m. and Sunday at 10:00 a.m. and 6:00 p.m. None of
the services are during high traffic hours and therefore no adverse traffic situations would be expected.
He said that it is expected to take around one year to reach capacity (approximately 100) in the daycare
facility, and it would take around 3 to 5 years before multiple services would be necessary to
accommodate growth for Sunday Services. He explained that the long term growth options would
include relocations, possibility of keeping the daycare at this location and moving the church to another
location, or acquiring additional land adjoining this property for expansion.
Commissioner Rife asked Reverend Green why this area was chosen, knowing there is a strong vision
for the corridor.
Mr. Green explained that he saw no reason why a church would "hurt" the vision. He explained that he
did not think the church would hurt the possibility of alcohol oriented business to develop in the area.
Mr. Paul Clark, Clarke & Wyndham, approached the Commission and explained that he felt the church
would cause a dramatic turn from the original corridor vision. He pointed out that the access driveways
would be used by the entire development not just this site, because this company also owns them. He
said that the master plan includes recreation (i.e. bars, restaurants), that could have loud music and
alcohol served. He thought the church would be inconvenienced because of the amphitheater and
possible theme park (as mentioned in the master plan). His overall feelings were that this would not be
the best location for a church and daycare. He wanted the church representatives to be totally aware of
the plans for the corridor.
Mr. Steve Rodgers, attorney for CBL (Post Oak Mall), explained that he had no problems with
churches or daycares, but did express his concern with the possible problems the church would impose
in the future on the development in the area relating to alcohol oriented establishments.
Reverend Green, said that the property behind this site has been on the market for a while with no
expressed interest in it. He did not think this site was considered the "gateway" to the creek. He
pointed out that the existing homes and apartment residents would also be effected by some of the plans
as stated in the master plan.
Chairman Massey closed the public hearing.
Commissioner Kaiser moved to deny the conditional use permit. Commissioner Maloney seconded the
motion.
P&Z Minutes April 1, 1999 Page 3 of 8
The Commissioners discussed the actual "vision" for the corridor and felt that the master plan was for
retail and entertainment uses with the properties at the two ends of the district acting as entrances and
focal points for the corridor. The Commission felt that a church would be inconsistent with this vision.
The recently adopted revised master plan shows this property for commercial land uses. The
Commission also felt that this use at this location could have a detrimental impact on adjacent properties
in the WPi; district because of additional restrictions that would be imposed on these properties. These
additional restrictions, pertaining to the sale of alcohol, would be imposed on properties that are
currently permitted for certain uses that may sell alcohol. The Commission also felt that this use could
have a detrimental impact on properties in general in the corridor because of the tax increment-financing
district that was created for this particular corridor. Additional tax revenue to enhance the district
would not be available from this property if used for any tax-exempt purpose.
Commissioner Garner expressed concern with safety for the day care because of the shared access.
Chairman Massey called for the vote and the motion to deny the request passed unopposed (7-0).
AGENDA ITEM NO. 3: Establishment of parking requirements for an auto detailing facility
located at 1814 Graham Road. (99-804)
City Planner Kee presented the item and explained that the applicant was requesting to continue use of
an existing site and to provide a total of 12 parking spaces (4 indoor and 8 outdoor), which are
currently supplied on site. The building and an associated parking pad were annexed into the city in
1983 and the site was zoned C-2 four years later to allow continuation of the commercial-industrial
corner. The applicant has recently begun operating an auto detailing business at the site and had been
discussing whether or not additional parking would be required. The applicant is using a maximum of 4
indoor parking spaces and 2 outdoor parking spaces. Therefore, the total usage is currently less than
the 12 spaces provided on-site. It seems that there is substantially less of a parking demand for a
detailing business than for an auto service use (the most similar use in the Zoning Ordinance) which
would require parking substantially in excess of the applicant's actual parking demand. The difference
is likely due to less time and expense being involved for the average car at a detailing business. Staff
recommended approval of a parking ratio of 2 outdoor spaces for every service bay for auto detailing
business. Ms. Kee explained to the Commission that they could approve a requirement for the entire
use classification or for this site only.
Mr. Richard Elliott, owner and applicant, explained that he usually only accepts vehicles by appointment
only; with the average being 5 or 6 cars per day. He said that he was very comfortable with the existing
parking. He said that he currently has one other employee with the possibility of 2 more in the future
He explained that he only stores vehicles overnight, but this is not common. He explained that he
offered pick-up and delivery of vehicles.
Mr. Benito Flores-Meath, approached the Commission and said that he was in support of the request,
but asked the Commission to consider extending the use classification to include auto-tinting business
since they are similar.
Commissioner Rife moved to approve the request for 2 outdoor spaces for every service bay, for this
site only. Commissioner Parker seconded the motion, which passed unopposed (7-0).
P&Z Minutcs April 1, 1999 Page 4 of 8