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HomeMy WebLinkAboutMinutes The proposed use includes p arily fabrication, storage of scientific , ruments for maintenance and calibration, pallet storage, training. This use also requires the installation of an 8-foot roll up door and loading zone on the property. The Administrator does not believe that the use is consistent with the } intent of the C-1 General Commercial zoning district. Section 5.3 of the Unified Development Ordinance states the following as the purpose of the C-1 General Commercial zoning district: "This District is designed to provide locations for general commercial purposes, that is, retail sales and service uses that function to serve the entire community and its visitors." It is the Administrator's opinion that the proposed use would be more compatible with the R&D Research and Development zoning district, the M-1 Light Industrial zoning district, or possibly the C-2 Commercial Industrial zoning district, all of which permit similar uses. It is important to note that the Administrator's interpretation does not apply to any particular property, but to the C-1 General Commercial zoning district in general. Any decision by the Zoning Board of Adjustments will apply to all C-1 General Commercial property within the City of College Station. Mr. Simms ended his staff report by showing the Board pictures of subject property. Chairman Goss opened the public hearing. The following persons stepped forward to speak in favor of the variance and were sworn in by Chairman Goss. — Clint Schroff, the applicant — Frank Wilford, Lease space tenant After lengthy discussions on what the actual use of the lease space would be, Mr. Schroff stated that he made a mistake. He filed the building permit in haste with the floor plan showing the fabrication area and wood working shop. He stated that these functions will not take place at this location. Mr. Berm stated that if the lease space is not going to be for these functions, could the application be withdrawn and a new building permit filed stating the correct use. Mr. Wilford stated that if that would be the best way to approach this and he could get some assurance that that is all he needed to do, he would do that. Mr. Simms stated that he would recommend that the Board vote to uphold the Zoning Official's Interpretation and the applicant could go through the process of amending the building permit application. Mr. Benn made the motion to uphold the decision or interpretation by the Administrator in the enforcement of the Unified Development Ordinance, as the decision or interpretation meets the spirit of the Ordinance and substantial justice done. The motion was seconded by Mr. Braune and passed unopposed (5-0). AGENDA ITEM NO. 5: Public hearing, presentation, discussion, and possible action, to consider a parking variance for 1351 Earl Rudder Freeway, Lot 1-R, Block 1, in the High Ridge Subdivision. Applicant is Natalie Ruiz, IPS Group—Planning Solutions. (05-205). Staff Planner Lindsay Boyer presented the staff report and stated that the applicant is requesting the variance to reduce the number of required parking spaces for the Varsity Ford Auto Dealership by 77 spaces. }� ) This property was annexed in 1958 and subsequently zoned R-1. In 1989, the property was rezoned to C-2. The property was platted in 1993, and 10 acres was developed as the Varsity Ford Dealership in 1994. This development included 29,450 square feet of service area and body shop, which requires parking at a ratio of 1 space per 100 square feet of building area. The total parking required at this time was 348 spaces, and 396 spaces were provided at the time of development. The property was replatted in 2003 into its current configuration. In 1998, Varsity Ford sought to expand its service area body shop by 7,380 square feet. This expansion resulted in the loss of 98 required spaces on the lot, and an additional 74 that were accommodated in a satellite parking lot on the property to the north. Overall the required parking for the site became 422 spaces. With the development of the satellite parking, the total number of spaces provided was 496. The satellite parking lot contains a total of 151 spaces. The variance request is being sought by the owner in order to sell the adjacent property on which the satellite parking lot is located. The applicant maintains that the required parking ratio is excessive. The 1 space per 100 square feet ratio was set by the Planning and Zoning Commission in 1984 for the development of Allen Honda. This ratio was included in the Unified Development Ordinance, adopted in 2003. (Those minutes were included in the Boards packet) Staff agrees that the parking is excessive. Of the 10 acres of the property located out of the floodplain, nearly 100% of the area is impervious cover. A retail or office building of the same size would result in only 118 required parking spaces, rather than 294. A survey was completed of 37 of cities by both the City and the applicant, finding that College Station requirements result in the highest number of spaces required for body shops and automobile service areas. Additionally, the only uses in the City with parking requirements equal or greater than an automobile service area are restaurants and nightclubs. In the coming months, as part of next year's annual UDO review, staff will be recommending a change to the required parking spaces for automobile service shops. The effective parking ratio, should the variance be granted, would be 1 space per 127 square feet of building area. For comparison purposes, the City of Grapevine and the City of Georgetown are the only cities with a parking ratio that this variance would not meet. During recent site visits, staff has noted that the parking lot has never been fully utilized. Approximately 30 to 50 percent of the parking remains vacant in the rear parking areas. Of the 10 acres of the property located out of the floodplain, nearly 100% of the area is impervious cover. 1.3 acres of the property remains undeveloped, but lies in the Carter Creek floodplain. Additional development on this site would further impact this floodplain. The City's requirement for the number of parking spaces creates difficulty for auto dealerships with service shops to develop. In this instance, the number of spaces required to be dedicated to the body shop is over 85 percent of the required parking, as well as new and used car sales. There have been several instances of variances requested from the minimum parking requirements, but none have been for auto dealerships. The majority of these requests were approved prior to 1990, and a majority was approved. For reference, only two other dealerships are located in the city. Douglass Nissan has 6,340 square feet of service area, and Allen Honda has 4,965 square feet. c Ms. Boyer ended her staff report and stated that Staff recommends approval of this request. The ZBA k has the authority to grant variances up to 77 spaces. Chairman Goss opened the public hearing. Natalie Ruiz, the applicant, stepped before the Board to speak in favor of the variance and was sworn in by Chairman Goss. Chairman Goss closed the public hearing. Mr. Sheffy made the motion to authorize a variance to the Parking Requirements from the terms of this ordinance as it will not be contrary to the public interest, due to the following special conditions: there will still be adequate parking for public use and put a more adequate use of the body shop parking and there is a creek that won't prohibit them from making additional parking; and because a strict enforcement of the provisions of the Ordinance would result in unnecessary hardship to this applicant being: staff will ask for reduced parking in the Unified Development Ordinance; and such that the spirit of this Ordinance shall be observed and substantial justice done. Mr. Braune seconded the motion,which passed unopposed (5-0). AGENDA ITEM NO.6: Adjourn. The meeting was adjourned. 46LAA di J,y G ifs, Chairman ATTEST: Deborah Grace, Staff Assistant P&Z Minutes 4-5-84 page 4 AGENDA ITEM NO. 6: FINAL PLAT - REGENCY SQUARE (84-207) Mr, Mayo presented the plat, Mr. Bailey made a motion to approve with Mr. Kelly seconding. Motion carried unanimously (7-0) . AGENDA ITEM NO. 7: FINAL PLAT - SOUTHWEST PLACE (84-208) Mr. Mayo explained this plat, also explaining the proposed uses of these lots. Mr. Martyn made a motion to approve with Mr. Hansen seconding. Motion carried unanimously (7-0) . AGENDA ITEM NO. 8: FINAL PLAT - FOXFIRE PHASE IV (84-209) Mr. Mayo explained the plat and included the information that the land is in the E.T.J . Mr. Kelly made a motion to approve the plat with Mr. Hansen seconding. Motion carried unanimously (7-0) . AGENDA ITEM NO. 9: FINAL PLAT - PARK PLACE (84-210) Mr. Hansen asked to be excused from participation on this item. Mr. Mayo explained the plat, stating that the rezoning of this land to C-1 had been conditional on a plat being filed to consolidate the lots. He stated that this plat does this and also controls access to the land. Staff recommends approval of this plat as shown. Mr. Bailey made a motion to approve with Mr. Martyn seconding. Motion carried 6-0-1 (Hansen abstained) . AGENDA ITEM NO. 10: FINAL PLAT - CHIMNEY HILL RETAIL PLAZA (84-211) Mr. Mayo located the land as being in the FedMart project, explaining the plat is for the pur pose of subdividing out the corner tract, but existing access areas into the shopping center will be used. Mr. Miller made a motion to approve the plat with Mr. Hansen seconding. Motion carried unanimously (7-0) . AGENDA ITEM NO. 11 : Establish parking requirements for car dealership to be located at Southwest Parkway and SH 6 Frontage Road. (84-408) Mr. Mayo explained the purpose of this agenda item is for the Commission to establish parking requirements for this proposed dealership as is required by ordinance. He ex- plained the location of the project, stating that staff recommends a parking requirement of 1 space per 250 square feet of sales building and 1 space per 100 square feet of service building, with the bays being counted as spaces. He further explained that staff does not recommend an employee parking requirement, but has adjusted the requirement according to square footage. He then stated that the plan as shown by the applicant would meet these recommended requirements. Mr. Mayo went on to inform the Commission PAZ Minutes 4-5-84 page 5 that should it determine that these recommended parking requirements be approved for this project, staff plans to incorporate these same requirements for all car dealerships in the revised zoning ordinance which is now being prepared. Discussion followed concerning the location of this project and how the site will be affected by the location of the extension of Southwest Parkway. Mr. Mayo pointed out that the Commission is not approving this site plan, but rather establishing parking requirements, and that it is his opinion that the Project Review Committee may have to look at a new site plan on this site in the future, because a portion of this property will probably be taken with the extension of the street. He went on to say that the plat on this property is being held until the exact location of Southwest Parkway is determined. Discussion followed concerning how a determination was made to recommend the required parking for this project, with Mr. Kelly expressing his opinion that the requirement of one space per 100 square feet of service building is an excessive require- ment. Mr. Bailey then made a motion to require 1 parking space per 250 square feet of sales building and 1 parking space per 100 square feet of service building, with the bays counting as parking spaces for this project. Mr. Miller seconded the motion. More discussion followed concerning how spaces will be designated for customer parking and those which will be used for show spaces with Mr. Mayo expressing an opinion that this will probably control itself, and if there are no spaces available for customers, they will leave. Mr. Kaiser asked if this motion addresses only this project, or all in the future also. Mr. Hill stated that the motion addresses only this project, but that staff has indicated they will include this requirement in the revised ordinance should the Commission approve this project tonight. Motion as stated above carried unanimously (7-0) . AGENDA ITEM NO. 12: Other Business Staff was asked if any determination had been made on the sight distance triangle at the corner of Glade and Southwest Parkway and Mr, Callaway advised the Commission that the City survey crew had checked this corner and had determined that it is in compliance with ordinances, but an additional investigation is being done by the Engineering depart- ment. AGENDA ITEM NO. 13: Adjourn Mr. Kelly made a motion to adjourn with Mr. Miller seconding. Motion to adjourn carried unanimously (7-0) . APPROVED: David B. Hill , Chairman ATTEST: City Secretary, Dian Jones