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HomeMy WebLinkAbout02/04/1993 - Minutes - Planning & Zoning Commission• MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS February, 4, 1993 7:00 P.M. u MEMBERS PRESENT: Commissioners Hall, Smith, Mariott, Herring and Lane. MEMBERS ABSENT: Chairperson Hawthorne and Commissioner Gribou. STAFF PRESENT: Senior Planner Kee, Planning Technician Thomas, Staff Planner Kuenzel, Transportation Planner Hard and City Engineer Pullen. AGENDA ITEM NO. 1: Approval of the minutes from the meeting of January 21, 1993. Commissioner Mariott moved to approve the minutes from the meeting of January 21, 1993 as presented. Commissioner Herring seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 2: Public hearing to consider a rezoning request of 0.4 acres located on the southeast corner of Wellborn Road and Grove Street from R-1 Single Family Residential to A-P Administrative Professional. (93-102) Staff Planner Kuenzel presented the staff report. The land use plan reflects all of the property along Wellborn Road from Luther to the apartment complex on the corner of Wellborn and George Bush as low density residential. The request is not in compliance with the land use plan for the area. While the proposed use as well as most of the other A-P uses are not incompatible with the residential uses to the east, staff cannot support the request for the following reasons: -- The piecemeal approach to redevelopment of an area is inconsistent with sound planning principles which call for the consolidation of property for a more comprehensive approach. Changes to land uses should come about in an effort to meet all goals and objectives of a well studied plan for the area. -- Although the area contains much rental housing, it retains its residential character and is entitled to as much protection through zoning as owner-occupied housing. The city should make an effort to retain as much affordable housing near the core of the city as possible. • Staff Planner Kuenzel stated that if the property is rezoned, nonconforming use status will be lost and the applicant must bring the property up to current standards. Parking lot and landscaping standards must be met before the property can be converted to anything other than single family residential use. There is a vacant C-N tract between the church and the Varsity Apartments on Wellborn Road. The proposed use for a hair salon would be consistent with the current zoning on that property. Thirteen surrounding property owners were notified with no response. Commissioner Hall opened the public hearing. Owner of the subject property, David Shelby, approached the Commission and offered to answer any questions pertaining to the proposed rezoning. He stated that he has tried to rent the property; however, the bedrooms of the home are less than 20' from Wellborn Road. Mr. Shelby stated that he has invested over $35,000 into the property over the past year. The home is a historical structure and is over 100 years old. The proposed beauty salon will not destroy the home nor will the outside appearance of the home impact the surrounding residential neighborhood. The Jazzercise building across the street from this property operates during the evenings and causes a tremendous traffic and parking problem in the area. The proposed salon would generate little traffic and would not operate after 6:00 pm. Parking for the salon will be available on-site and not on the street like much of the Jazzercise parking. Kathleen Naylor approached the Commission and stated that she lives in the house directly behind the subject property. She referred to the policy standards and guidelines of Volume II of the Development Guide. Ms. Naylor stated that this property is not protected from incompatible surrounding land uses because of Wellborn Road, the Bernath Concrete Plant across Wellborn and the Jazzercise business across Grove Street. A salon is a low volume business that would not adversely effect the surrounding neighbors. Such a low volume business would allow the home to keep its residential historical character and the A-P zoning would preclude intense commercial uses. Sonny Lyles approached the Commission and stated that he and his wife own the Jazzercise Studio in this area. He stated that when the property was purchased in 1980, it had been vacant and zoned R-1 since 1956. No one is interested in purchasing a home on Wellborn Road with a vehicle count of 40,000. All of the property that has been rezoned along Wellborn Road has become a vibrant development and an asset the city. The majority of the homes in this area have become rental property and the home next door to the subject property is for sale. Mr. Lyles stated that • since the 1986 Wellborn Road study, the area has not developed much; however, the city should look at revising the study and making Wellborn Road an attractive entrance into the city and the future George Bush Library. Olive De Lucia of 307 Timber stated that she use to live at 206 Grove Street. She stated that anything that will make parking worse along Grove Street is a tragedy. The Jazzercise patrons park along Grove Street and block the driveways of the Grove residences. Currently, 206 Grove is being used as rental property. Sharon Mann of 200 Grove approached the Commission and stated that the Jazzercise Studio parking is the biggest problem in the neighborhood. During functions at the Jazzercise Studio, parking along Grove Street is such a problem that emergency vehicles are not able to get through. She stated that her parents bought the home in 1941 and since then, the neighborhood has gone down hill primarily due to the increased commercial development in the area. Commissioner Hall stated that when the subject property was used a residence, it was in a state of disrepair. He asked Ms. Mann if she would feel more comfortable with the proposal if it was a daytime only business that would allow for the continual improvement of the property. The proposal would possibly keep the home from continuing as rental property. Ms. Mann stated that she is not opposed to the proposal if that is the case; however, it is still a piecemeal approach to a much larger problem. She stated that she may reconsider her position if the entire Wellborn Road area were looked at as a whole. Juanita Dowlen of 104 Grove, the house next door to the subject property, approached the Commission and stated that her home is up for sale primarily because of the poor condition of the • subject house over the past several years. She stated that she operates a day care center out of her home and the subject property once had an old alarm system that would go off at all hours disturbing her students and family. P & Z Minutes February 4, 1993 Page 2 ~~ Ms. Dowlen stated that the people interested in purchasing her home do not want a business next door. She stated that the bedrooms of her home are on the west side of the property that would face the proposed the parking lot. Ms. Dowlen stated that if the rezoning is granted, she may not be able to sell her home. Commissioner Hall closed the public hearing. Commissioner Mariott stated that he is not in favor of a piecemeal approach and that there should be a study done to come up with a plan for this entire area. Commissioners Lane and Smith agreed. Commissioner Smith moved to recommend denial of the rezoning request of 100 Grove Street from R-1 Single Family Residential to A-P Administrative Professional. Commissioner Herring seconded the motion. Commissioner Herring stated that she cannot consider a rezoning of this particular piece of property without further study of the overall area. The motion to deny the rezoning request passed unanimously, (5 - 0). AGENDA ITEM NO. 3: Public hearing to consider a rezoning request of 11.48 acres located on the north side of Deacon approximately 450' east of Wellborn Road, known as the Oakbrook Valley Subdivision, from R-5 Medium Density Apartments to R-1 Single Family Residential (93-103) Transportation Planner Hard presented the staff report. Upon approval of the preliminary plat of this property, it was noted that while the property is platted to accommodate single family homes, it • would still be possible to develop duplex and fourplex housing due to its R-5 zoning. It was suggested to rezone the subdivision to R-1 whereby duplex and fourplex housing would be prohibited by virtue of zoning as opposed by deed restrictions. Staff had been working with the applicant toward this rezoning prior to the preliminary plat going to Council. Staff recommended approval of the rezoning request. Twenty seven surrounding property owners were notified with two inquiries. Commissioner Hall opened the public hearing. Seeing no one present to speak in favor of or in opposition to the proposed rezoning request; he closed the public hearing. Commissioner Lane moved to recommend approval of the rezoning request of 11.48 acres located on the north side of Deacon approximately 450' east of Wellborn Road, known as the Oakbrook Valley Subdivision, from R-5 Medium Density Apartments to R-1 Single Family Residential. Commissioner Smith seconded the motion which passed unopposed, (5 - 0). AGENDA ITEM NO. 4: Public hearing to consider a city initiated rezoning of the recently annexed Graham Road Industrial area to rezone 13.51 acres from A-O Agriculture Open to M-1 Planned Industrial and 32.03 acres from A-O Agriculture Open to M-2 Heavy Industrial (93-101) Senior Planner Kee presented the stalf report of the rezoning that follows the annexation last year of this area. Staff is recommending zoning classifications consistent with existing and planned uses for the area. The two properties fronting on Wellborn Road are being recommended for M-1 Planned Industrial zoning rather than M-2 Heavy Industrial zoning due to their location on a major arterial. This roadway is planned to some day extend from Greens Prairie Road tieing into 2818 and State highway 60 and on to the proposed State Highway 47. It will act as an entryway providing access from the south through the western part of the city. The m-1 district provides • locations for projects designed with aesthetic appeal and provides for review of not only site design but building facades, materials, lighting and other architectural aspects. It is intended to be compatible with any other zoning district. P & Z Minutes February 4, 1993 Page 3 Senior Planner Kee stated that the M-2 district does not provide for such review other than site design and provides locations for industries with possible nuisance characteristics. It is not intended to be compatible with lower intensity land uses or residential land uses. Seventeen surrounding property owners were notified with two response. Commissioner Hall opened the public hearing. Seeing no one present to speak in favor of or in opposition to the proposed rezoning request; he closed the public hearing. Commissioner Mariott moved to recommend approval of a city initiated rezoning of the recently annexed Graham Road Industrial area to rezone 13.51 acres from A-O Agriculture Open to M-1 Planned Industrial and 32.03 acres from A-O Agriculture Open to M-2 Heavy Industrial. Commissioner Smith seconded the motion which passed unopposed, (5 - 0). AGENDA ITEM NO. 5: Consideration of a preliminary plat for the Windwood Phase Seven Subdivision. (92-312) Senior Planner Kee presented the staff report for 9.95 acres located at the end of the present Appomattox Drive in the Windwood Subdivision between the Aldersgate Church property and Appomattox Drive. By a previously approved development agreement, property will be dedicated adjacent to the existing park in exchange for monetary participation in the improvement to Switch Station Road, which will ultimately be improved to provide a second means of access to the Windwood Subdivision. Staff recommended a sidewalk along the north side of the most southerly street adjacent to the park. Applicant John Clark of 504 Crescent Drive in Bryan approached the Commission and stated that • there is not a problem with building the proposed sidewalk; however, he would prefer not to bring the sidewalk around the cul-de-sac to connect with the church property. Mr. Clark stated that he would rather save that expense and would prefer that the church not use that sidewalk. Mr. Clark added that with the small amount of pedestrian traffic, he would like to request a 4' sidewalk instead of a 6' sidewalk to allow for additional savings. City Engineer Pullen stated that the Parks department asked that the sidewalk be extended around the cul-de-sac to connect with the church property and that the sidewalk be placed against the back of curb for easier maintenance. The new sidewalk standards, require that sidewalks placed against the back of curb be a minimum of 6' wide. Variances to this requirements would have to be approved by the Commission and City Council. Commissioner Mariott moved to recommend approval of the preliminary plat for the Windwood Phase Seven Subdivision with staff recommendations concerning the sidewalk. Commissioner Herring seconded the motion. Commissioner Mariott moved to amend his original motion to give the developer the option of sidewalk placement with relationship to the curb. Commissioner Herring seconded the amendment which passed unopposed (5 - 0). The original motion to recommend approval of the preliminary plat passed unopposed (5 - 0). AGENDA ITEM NO. 6: Public hearing to consider a Zoning Ordinance Amendment to change the parlQng requirements for vet clinics. (93-800) Staff Planner Kuenzel presented a memorandum to the Commission summarizing the parking requirements for clinics and medical offices for other Texas cities of similar size. Based on the • research, staff recommended that the parking requirements for vet clinics be 1 space per 300 square feet of building area. P & Z Minutes February 4, 1993 Page 4 C7 Commissioner Hall opened the public hearing. Seeing no one present to speak in favor of or in opposition to the proposed rezoning request; he closed the public hearing. Commissioner Mariott moved to recommend approval of the parking requirements for vet clinics to be 1 space per 300 square feet of building area. Commissioner Herring seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 7: Other business. Commissioner Smith requested that the Commission be provided copies of the 1986 Wellborn Road study. AGENDA ITEM NO. 8: Adjourn. Commissioner Mariott moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Lane seconded the motion which passed unopposed (5 - 0). APPRO~D: ~' . Chairperson, Kyle Hawthorne C • TIES Plannin Technician, Natalie Thomas P & Z Minutes February 4, 1993 Page S ~~annin~ ~' ZoninB Commission Guest ~e~i_ster - L Date an~e ~ rirfress 1. 2. 3. 4. 5. 6. 7. l o. • 11. L. 13. 14. 15. 16. 1,`. I c5 . 19. 20. 21. 22. z.~. 24. ,~ ~//'f G ilk S, r- 1~=~ `~ ~~~_ ~ ~z- S J / /~ / ~ i~ ~ 2 ~~~ ~ -L ~yy~ 7-~ 7,10 -~- -~ -. _~ (.. .. ~ - (tea ~ -- ~ ` ~- ~ _,. ~. ~ ~ ~~ , , zs. _. \. j 8. t .i-~G--- -J ~ ~_ ~ _ r ~ "