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HomeMy WebLinkAbout02/06/1997 - Minutes - Planning & Zoning CommissionMINUTES .. Planning & Zoning Commission CITY OF COLLEGE STATION, TEXAS February 6, 1997 7:00 P.M. COMMISSIONERS PRESENT: Acting Chairman Gribou and Commissioners Massey, Garner, Parker, Smith and Lightfoot. (Chairman Hawthorne was in the audience.) COMMISSIONERS ABSENT: None. STAF'F' PRESENT: City Planner Kee, Planning Technician Ruiz, Graduate Civil Engineer Homeyer, Senior Planner McCully, Staff Planner Battle and Assistant City Attorney Reynolds. (Council Liaison Bill Fox was in the audience.) • AGENDA ITEM NO. 1: Approval of minutes from the meeting of January 16, 1997. Commissioner Parker moved to approve the minutes from the meeting of January 16, 1997 as written. Commissioner Lightfoot seconded the motion which passed unopposed (6 - 0). AGENDA ITEM NO. 2: Public hearing to consider a conditional use permit request for the Traditions night club to be located in an existing office/warehouse building located at 305 Marion Pugh, between Marion Pugh and the railroad tracks that run parallel to Wellborn Road. (97700) Senior Planner McCully presented the staff report and stated that the zoning on the property permits all nonresidential uses, either as uses by right or as conditional uses. Surrounding property has historically been underutilized due in part to the railroad adjacency and to sewer infrastructure constraints. The issues that are typically involved in a night club request include noise (both from patrons in the parking lot and from loud music), overflow parking, and unfavorable conduct of patrons leaving the establishment (littering, trespassing, etc.). Complaints have come mostly from residents living near existing night clubs, but some have come from commercial tenants and customers when overflow parking occurs on adjoining commercial sites. The nearest residential areas include the single family residential located across the railroad tracks on the east side of Wellborn Road. The Treehouse I, Treehouse II, and Treehouse Village apartment complexes are located to the west across Marion Pugh. The management of these complexes has expressed concern regarding the potential noise and increased • traffic. The applicant plans to maintain an establishment with a relatively low level of noise - no dance floor or live band activity is proposed. The applicant also intends to monitor the parking lot to prevent trespassing, loitering, littering, and excess external noise. The applicant will also be required to upgrade the site to accommodate the additional parking required by ordinance at a 1 per 50 square foot ratio. Senior Planner McCully stated that there have been two nightclub conversions in the past few years that were on a site by themselves with on-site parking -Charlie's (now El Chico at Holleman and Texas) and • The Globe (behind Wendy's on Southwest Parkway). Charlie's just met the parking requirement and excess parking was directed to the HEB parking lot across Holleman. The Globe exceeded the parking requirement and staff is unaware of any parking problems that may have occurred. If the use is approved, a site plan showing the parking to be installed will come back to the Commission for review. The City Council has a policy of encouraging business growth and the request will further this policy. Council has also adopted the goal of protecting residential areas. There is a wide range of uses that would be permitted on this property that could contribute as much or more to the traffic in the area. This potential is due to the zoning on the property and not to the specific request for a night club. The Commission has the authority to regulate characteristics that are generally attributable to night club uses. Staff generally does not make recommendations in conditional use permit cases. If the Commission finds that the use will be compatible with existing and planned uses for the area, then Staff recommends that approval be conditioned on the following: I) That the nature of the business remain similar to the use as described by the applicant and that any new activities such as dance floors and live bands be brought back to the Commission for review; and, 2) That the parking lot be monitored against littering, loitering, loud noise from the parking lot, and trespassing on adjoining properties. Senior Planner McCully stated that the Commission has the option of denying the permit, approving the permit with no additional conditions placed on the night club use, or approving the permit with appropriate conditions to mitigate potential impacts. Approximately seven surrounding property owners were notified with four letters received in opposition to the request. Commissioner Gribou opened the public hearing. • Mary Elizabeth Herring of 7448 Koppe Bridge in College Station stated that she is a former Planning and Zoning Commissioner and an attorney with Texas A&M University who is advising the applicants of the Traditions night club. She stated that the proposed use is more viable in the proposed location than heavy industrial. There will be very little noise or traffic generated during the day and the applicants have agreed to comply with the staff recommendations to monitor the parking area, etc. Ms. Herring stated that they have the support of Ron Blatchley, the owner of the McDonald's on Marion Pugh and the support of the manager of Treehouse Village Apartments. There is a vacant lot between the proposed night club and Marion Pugh that will help buffer any negative impacts from the nearby apartments. A night club use is more appropriate for the area than the heavy industrial that is currently allowed along this corridor of the George Bush Presidential Library. Ms. Herring concluded that substantial improvements will be made to the site that will enhance the area rather than be detrimental, Lorri Cunningham, a resident and manager of Treehouse Apartments I and II stated that she is opposed to the request. She expressed concern with the potential for crime, loitering and increased traffic in a residential area. Helen Pugh of 601 Fairview read a letter to the Commission that she wrote in opposition to the request. She stated that more night clubs should not be allowed within College Station city limits and especially not on Marion Pugh. The Police Department cannot effectively manage the existing night clubs. Not one good thing has ever come from such activities and another night club will only create more • problems and grief. The Commission should deny the request and preserve the integrity of the city P &l. A~Iinute.c February 6, 1997 Page 2 of 3 Tracy Moody, one of the owners of the proposed night club, informed the Commission that with the expansion of George Bush Drive, any traffic created by the night club will be minimal compared to the traffic volumes for such a major street. Because the property is zoned for heavy industrial uses, there • are many permitted uses that would have substantial negative impacts on the neighborhood. Hans Betten of 1518 Oakview and one of the owners of the proposed night club, stated that the building has been vacant for three years. The owner of the property believes that most manufacturing businesses are not going to pay to locate within a commercial area when it is cheaper to locate outside the city. Chris Helms of 1224 Georgia Street and one of the owners of the proposed night club, stated that all three owners are TABC certified and all people working at the facility will also be certified. Commissioner Gribou closed the public hearing. Commissioner Smith moved to approve the use only of the Traditions Night Club to be located at 305 Marion Pugh with the two conditions outlined by staff. The motion died due to lack of a second. Commissioner Garner moved to deny the conditional use permit request for the Traditions Night Club to be located at 305 Marion Pugh. Commissioner Lightfoot seconded the motion. Commissioner Garner stated that the applicants seem sincere in their intent to operate a quality night club; however, no one knows how long that could be maintained. She stated that her main concern is protecting the neighborhood integrity and the people that live in the area. • Commissioner Lightfoot stated that he is also concerned about the safety of potential customers and residents in the area. The night club will encourage pedestrian traffic that will have to cross high speed roadways. The club will also encourage pedestrian traffic across the middle of Marion Pugh and not at controlled intersections. Commissioner Lightfoot stated that he commends the applicant's enthusiasm and desire to make something happen in this particular area of town; however, this is not an appropriate location for the city and for most of the residents in the area. The motion to deny the request passed (4 - 1 - 1); Commissioner Gribou abstained and Commissioner Smith voted in opposition to the motion. AGENDA ITEM NO. 3: Other business. There was no other business. • AGENDA ITEM NO. 4: Adjourn. Commissioner Parker moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Massey seconded the motion which passed unopposed (6 - 0). / ~n APPR .,~-----_ ~' 2~~ ~ ~-~ ---~.__- i; Chairman, Kyle Hawthorne ~~~ February 6, 1997 Page 3 of 3 P & 7, tl~linules • Registration Form (For persons who wish to address the Commission) Date of Meeting iL'(G ~ ~'j'1 A' g/enda Item No, Name i~~~"~+~ Address' G b If speaking for an organization, Name of organization: Speaker's official capacity: o~~ch~per~on~~sh s to sp~ a~ C, ~ ~ se remember to step to the podium as soon as you are cognized by the chair, hand your completed registration form to the presiding officer and state your name and residence before beginning your presentation. If you have written notes you wish to present to the Commission, PLEASE FURNISH AN EXTRA COPY FOR PLANNING FILES. 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