HomeMy WebLinkAbout04/04/1996 - Minutes - Planning & Zoning CommissionMINUTES
Planning & Zoning Commission
CITY OF COLLEGE STATION, TEXAS
April 4, 1996
7:00 P.M.
COMMISSIONERS PRESENT: Chairman Hawthorne, Commissioners Gribou, Smith, Hall, and
Garner.
COMMISSIONERS ABSENT: Commissioners Lightfoot and Lane.
STAFF PRESENT: City Planner Kee, City Engineer Laza, Assistant City Engineer
Morgan, Planning Technician Thomas, Staff Planner Dunn,
Graduate Civil Engineer Homeyer, Transportation Planner Hard,
Senior Planner Kuenzel, Transportation Technician Hf;ster and
Assistant City Attorney Reynolds. (Councilman McIlhaney was in
the audience.)
•
AGENDA ITEM NO. 1: Approval of minutes from the meeting of March 21, 1996.
Commissioner Hall moved to approve the Planning and Zoning Commission minutes from thE; meeting
of March 21, 1996. Commissioner Garner seconded the motion which passed unopposed (5 - 0).
AGENDA ITEM NO. 2: Public hearing to consider a conditional use permit for the Burton
Creek Pub, a proposed night club to be located at 2702 Texas Avenue South currently Ferreri's
Italian restaurant. (96-703)
Staff Planner Dunn presented the staff report and explained that the request involves the conversion of
the existing Ferreri's restaurant into a brew pub featuring some evening entertainment, which for zoning
purposes classifies this use as a night club. The existing twenty-three parking spaces meet the current
parking requirements for the existing restaurant, which were determined in 1989 by a Zoning Board of
Adjustment parking variance. However, the change of use from a restaurant to a night club increases
the required parking. The current parking requirement for a night club is one space per fifty square feet
of building area. Approximately 1,065 square feet of the existing 10,800 square foot building will be
used for storage tanks and other brewing equipment, and is excluded from the parking requirement.
Therefore, the additional required parking for the 9,735 square foot area, minus the existing spaces and
the previously granted variance, is sixty-one parking spaces. The applicant has purchased thE: adjacent
parking area of lot 2 of the Brandywine Subdivision. According to the conceptual parking layout, the
adjacent lot will provide sixty-seven parking spaces, which exceeds the additional required parking by
five spaces. The access to the frontage road and Valley View is also in compliance with the
• requirements placed on the Brandywine final plat. Staff therefore recommended approval of the
request.
Chairman Hawthorne opened the public hearing
Brian Perry of 3600 Rock Prairie Road approached the Commission and explained that he is the
principal financier and organizer of the pub. He stated that he plans to blacktop, stripe and install
necessary curbing for traffic control in the parking lot. There will be an opening between the subject
property and lot three as part of the cross access agreement with Brandywine. Mr. Perry stated that
there will be a brewing system installed as well as a substantial kitchen and office area. With the
additional parking on lot 2, there should be adequate parking available to the customers.
Commissioner Hall informed the applicant that this is an excellent opportunity to bring the property up
to current standards. The property is "grandfathered"; however, the parking lot and landscaping could
be brought into compliance with current ordinance requirements.
Mr. Perry stated that he will probably do some landscaping as part of their image. Because they cater to
an older crowd, the appearance of the property is important. Mr. Perry informed the Commission that
the parking lot will be well lit.
Chairman Hawthorne closed the public hearing.
Commissioner Gribou expressed the same concern as Commissioner Hall with respect to landscaping
and taking this opportunity to improve the property. He moved to approve the conditional use permit
as presented. Commissioner Smith seconded the motion which passed unopposed (5 - 0).
AGENDA ITEM NO. 3: Public hearing to consider a final plat of part of lot 3 of the College
Hills Estates Subdivision totaling 2.38 acres along the north side of Walton Drive approximately
200' northeast of the Nunn intersection. (96-210)
Graduate Civil Engineer Homeyer presented the staff report and stated that the purpose of the final plat
is to subdivide lot 3 into two lots zoned R-1 Single Family Residential. In addition to access on Walton,
• this property also has access to Lincoln Avenue from the back of the lot. Once this plat is approved Lot
3R-1 will take access from Walton Drive with Lot 3R-2 will have access to Lincoln. As a result of this
subdivision, parkland dedication will be required in the amount of $225. Since this property is located
within an established neighborhood, water and sewer services are currently available to both lots. There
have been discussions in the past to connect Lincoln to Walton in this general area. At the present,
Barton-Aschman Inc., the traffic consultant hired as part of the HOK study, is evaluating the connection
of Lincoln to Walton in the area around Foster Avenue. This connection would reduce the impacts to
the surrounding neighborhoods by positioning the connection closer to Texas Avenue. Since this study
is not complete, the recommendation has not been made and this connection may or may not affect this
property. If the Council desires to make this connection through the subject property, the necessary
right-of--way would need to be purchased due to this modification not being addressed on t}~e current
Thoroughfare and Transportation Improvement Plan. Since this connection is not shown on the current
Thoroughfare Plan, staff did not require the dedication of right-of--way for the connection on this plat.
Since this plat conforms to the Subdivision Regulations, the applicant is not requesting a variance. Staff
recommended approval of the final plat with the comments identified in the Presubmission Conference
Report.
Chairman Hawthorne opened the public hearing.
Representative of the applicant, Gregory Taggart with the Municipal Development Group, informed the
Commission that he feels the final plat is a reasonable solution to an individual's need. The applicant
has a substantial piece of property and once it is divided into two lots, they will both be much larger
than the minimum required lot size.
Chairman Hawthorne closed the public hearing.
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P & Z Minutes Apri14, 1996 Page 2 of ~
Commissioner Smith m~ ~ved to recommend approval of the final plat of part of lot 3 of the College Hills
Estates Subdivision totaling 2.38 acres with staff recommendations. Commissioner Garner seconded
• the motion.
Commissioner Hall exl-ressed concern of reducing the size of the existing lot in a neighborhood where
the large lot size is pari of its character. He stated that it may be beneficial for the applicant, but is it
beneficial to the e:.ntirf~ neighborhood as a whole?
Chairman Hawthorns agreed and stated that he is also concerned with the direct driveway access to
Lincoln Avenue.
Mr. Taggart exph..ned that the adjacent lot 4 was subdivided exactly like what is being proposed on lot
3 in the early 197t1's.
The motion tc recommend approval of the final plat passed (3 - 2); Commissioners Gribou and Hall
voted in oppo~'~tion the motion.
AGENDA'[ TEM NO. 4: Consideration of a preliminary plat of Emerald Plaza Park. totaling
20.146 acres divided into nine lots located on the northeast corner of State Highway 6 and
Emerald Parkway. (96-301)
Senior Planner Kuenzel presented the staff report and stated that the plat layout shows five c>ffice lots
with four lots to be sold to the individual residential lots to the east. Those lots do not meet the
standards for subdivided lots; however, due to the fact that they are to be used to assure that some type
of buffering occurs to protect the abutting residential areas, staff recommended approval of the
• preliminary plat including the variances requested for those four lots.
Commissioner Smith questioned the close proximity of Gemstone Drive to the existing Emerald
Parkway.
City Engineer Laza explained that the City Engineer has some discretion in this case to allow the
location of Gemstone Drive. Normally, staff looks for a separation of approximately 230'; however, in
this case staff has agreed to the proposed distance of less than 200' due to the location of the creek that
runs through the center of the subject property.
Commissioner Hall stated that there are serious concerns among the Emerald Forest homeowners with
regard to run off from this development and how it will impact the existing creek that seems to be
functioning beyond its capacity.
City Engineer Laza stated that on all development that takes place within the city limits, a. drainage
study is required in which they are required to look at the existing conditions and the conditions after
the development. Staff will make sure that the developer does not exceed the downstream or existing
conditions. The drainage information will be submitted to staff with the next phase of development to
determine if there is enough capacity and make sure that surrounding properties are not flooded.
Deborah Keating with the Urban Design Group approached the Commission and offered to answer any
questions pertaining to the preliminary plat.
Commissioner Hall moved to recommend approval of the preliminary plat of the Emerald Plaza Park
Subdivision located on the northeast corner of State Highway 6 and Emerald Parkway with staff
• recommendations. Commissioner Gribou seconded the motion which passed unopposed (5 - 0).
P & Z Mim~tes April 4, 1996 Page 3 of S
AGENDA ITEM NO. 5: Consideration of a driveway variance request at 3216 Sunflower
Trail, lot 1, block 2 of the Elm Crest Subdivision. (96-802)
• Transportation Planner Hard presented the staff report and stated that the applicant is in the process of
building a house on a corner lot in the Elm Crest Subdivision. The home is fronting on Sunflower Trail
and the garage is facing Mint Avenue. The applicant's original driveway design accessed onto
Sunflower Trail, the lesser street at 28' in width. Staff reviewed and approved this driveway location as
part of the building plans. The applicant is requesting a variance to relocate the driveway access to
Mint Avenue, a 39' wide collector street. The applicant stated that he has a buyer for the home if the
driveway access would be relocated to Mint Avenue (at request of potential buyer). The Elm Crest
Subdivision plat states that no lot shall have direct access to Welsh Avenue. In addition to the City
Ordinance specifically stating that driveway access on corner tracts shall be taken from the lesser street,
the final plat of the Edelweiss Estates Phase 10-A states that no lot shall have direct access to Mint
Avenue. Staff recommended denial of the request due to the following reasons:
(1) It is not in compliance with the driveway ordinance.
(2) Consistency and fairness. Staff has denied previous requests for access to Mint Avenue.
(3) Setting a precedent. If the variance is approved, it sets a precedent for similar appeals
that could come before the Commission for driveway access relocations.
Applicant Sherman Click of 3309 Bahia approached the Commission and stated that he has constructed
four other homes along Sunflower. He stated that at the time of purchase, Building Official David
Moore informed him that if access was prohibited on Mint Avenue, it would say on the final flat. Mr.
Moore also said that if the driveway ordinance prohibits access to Mint Avenue, a variance request can
• be considered by the Planning and Zoning Commission. Mr. Click stated that in order to get the house
under constructron, he presented the site plan with access to Sunflower and would decide at a later date
whether or not to apply for the variance. If the driveway is constructed in the approved location there
will be conflicts with the existing street signs, fire hydrant and the drainage of the property.
Commissioner Garner moved to grant the driveway variance request at 3216 Sunflower Trail, lot 1,
block 2 of the Elm Crest Subdivision. Commissioner Hall seconded the motion.
Commissioner Gribou expressed concern with addressing such an important issue so late in the process.
The driveway location should have been addressed prior to construction and issuance of a building
permit. However, the proposed long driveway does not make sense and it will not be useful to anyone.
He stated that he is opposed to how the issue was approached but the variance request is a practical
matter.
Commissioner Hall agreed and stated that he has a real problem envisioning a sidewalk, driveway and a
small amount of grass on a corner lot. The issue should have been addressed earlier in the process and a
precedent should not be set to allow more residential driveways along Mint Avenue.
The motion to grant the driveway variance request passed (4 - 1); Chairman Hawthorne voted in
opposition to the motion.
AGENDA ITEM NO. 6: Other business.
Commissioner Hall questioned staff with respect to a letter submitted by Mr. Ramirez on Driftwood in
the Emerald Forest Subdivision.
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P & Z Minutes Api-il 4, 1996 Page=~ of S
City Planner Kee stated that staff is currently looking into alternatives in the area between Emerald
Parkway and Sebesta Road. The signage suggested and other alternatives presented by Mr. Ramirez
will have little impact on the problem. Staff is in the process of contacting property owners in the area
to determine if there can be a connection between Emerald Parkway and Sebesta Road to reduce the
amount of traffic along Driftwood.
Commissioner Hall also questioned staff with respect to the City's portion of North Forest Parkway.
The residents in the area are upset about the fact that the City committed to build their portion of the
roadway with one of the new phases of Emerald Forest and now it is scheduled for construction in the
year 2000.
City Engineer Laza stated that North Forest Parkway is set for construction in the year 2000 as a matter
of priority that the City Council has approved. The City Council had to look at all of the other requests
for C.I.P. projects and decided to schedule North Forest Parkway in the year 2000.
Assistant City Engineer Morgan informed the Commission that the development agreement with Allen
Swoboda for the Emerald Forest Subdivision never established a time frame in which the City had to
build their portion of North Forest Parkway. The City is committed to building the street; however,
there is no specific time frame required. Ms. Morgan also stated that the mandatory Impact Fee Report
Update will be coming before the Commission at the next meeting for discussion and comments that can
be forwarded to the City Council for their review.
AGENDA ITEM NO. G: Other business.
Commissioner Gribou moved to adjourn the meeting of the Planning and Zoning Commission.
Commissioner Garner seconded the motion which passed unopposed (5 - 0).
APP
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hairman, Kyle Hawthorne
ATTESTj~
j
Planning Tec nician, Natalie Thomas
P & Z Mifn~tes April 4, 1996 Pale 5 of ~
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