Loading...
HomeMy WebLinkAbout07/17/1997 - Minutes - Planning & Zoning CommissionMINUTES • Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS July 17, 1997 7:00 P.M. COMMISSIONERS PRESENT: Chairman Massey and Commissioners Garner, Lightfoot, Gribou and Silvia. COMMISSIONERS ABSENT: Commissioners Rife and Parker. STAFF PRESENT: City Planner Kee, Staff Planner Battle, Planning Technician Ruiz, Development Coordinator Volk, Assistant to the City Engineer Homeyer and Assistant City Attorney Reynolds. (Council Liaison Dick Birdwell was in the audience.) AGENDA ITEM NO. 1: Approval of minutes from the meeting of July 3, 1997. • Commissioner Lightfoot moved to approve the minutes from the meeting of July 3, 1997 as written. Commissioner Gribou seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 2: Public hearing to consider a rezoning request for approximately 4.2 acres located on the southeast corner of University Drive and Lincoln Avenue from A-P Administrative Professional to C-B Business Commercial. (97-106) City Planner Kee presented the staff report and stated that the existing zoning is in line with the University Drive Corridor Land Use Plan, which shows business commercial uses to the west of Lincoln and lower impact administrative professional uses to the east of Lincoln. The proposed rezoning would in effect shift the boundary line between the business commercial and the administrative professional to the east, adjacent to the existing Post Oak Forest offices. With this request, the applicant is essentially requesting that the change in policy relating to the land uses on the south side of University change to reflect more business commercial as opposed to administrative professional. Both the existing policy and the policy proposed by the applicant have merit from a land use and zoning standpoint. The existing policy would guarantee that the property will eventually develop in a less intense, limited commercial use such as offices, banking institutions, or personal service shops. The proposed policy would allow more intense uses such as restaurants, theaters, and hotels. Both land use classifications would fit within the University Drive Corridor, however, the policy change and rezoning would no longer reserve a significant amount of vacant land specifically for office use. The existing Land Use Plan shows the area to be office service from Lincoln to the East Bypass. The draft land use plan that is pending • adoption reflects the recommendations of the University Drive Corridor. Existing and draft development policies would not support the requested rezoning. Rezoning the subject property would therefore constitute a change in policy from maintaining the property for exclusively office/service type uses to allowing more intense commercial uses of the property. City Planner Kee stated that the subject tract has recently been rezoned to A-P, in compliance • with the existing Land Use Plan. The plan for the University Drive Corridor, which extends from Tarrow to the East Bypass, was reviewed several years ago when Council directed Staff to study the area and make recommendations to ensure that the area would develop as an entrance corridor into the City. The University Drive Corridor Study, which was adopted by Council in 1991, recommended a mix of commercial and office uses for the majority of the University Drive frontage extending from Tarrow to the East Bypass. The intent of the recommendations was to maintain an attractive entrance into the City through land use and aesthetic controls. Council approved a new commercial district, which lists a range of uses such as hotels, restaurants, and retail, but prohibits convenience stores and service stations. The lots that had been zoned C-1 during the 1980's were rezoned to the new C-B District in 1992 to ensure uses would be in compliance with the corridor plan. At the time that the new corridor restrictions were in the process of being implemented, Council discussed the A-P areas during a rezoning hearing. The Council stressed the goal of maintaining a substantial amount of office zoned property rather than allowing the entire comdor to become C-B. Staff recommended against the request because it is not in line with the current Council policy. If Council chooses to change the policy and allow more intense commercial development, the impact will be relatively minor from a land use perspective. However, the change could potentially have a significant impact on the existing sewer system in the area. If the policy change and the subsequent zoning is approved, Staff recommended that approval be conditioned upon the following: that a sewer impact study be provided at the time of development analyzing the impact of the development on the sewer infrastructure and that any improvements are borne by the developer. Approximately 21 surrounding property owners were notified of the public hearing with several responses. • Chairman Massey opened the public hearing. Potential developer of the subject property, Jonathan Brinsden with the Hamm Corporation informed the Commission that he is currently working with MicroAge and Marriott. MicroAge would like to develop a freestanding office building on a portion of the lot. The remainder of the lot could be developed by Mamott as extended stay suites. Of the commercial uses available, the residential type hotel use is an appropriate buffer between the commercial development on the corner and the existing residential neighborhood. A portion of the site is being left undeveloped to also help buffer the development. Fain McDougal of 4150 Shadowbrook stated that he is the real estate broker representing MicroAge in the purchase of the property. He stated that the proposed suites are more of an apartment look and fit in nicely with the townhomes along Lincoln Avenue. The development will generate more taxes for the City and buffer the adjacent neighborhood from the commercial development along University Drive. Oran Nicks of 901 Munson informed the Commission that he is speaking on behalf of himself and the Woodland Estates homeowner's association. He briefly described the neighborhood and standard guidelines for planning. Mr. Nicks made the following recommendations: 1. The City should maintain the A-P buffer along Lincoln Avenue that has been • maintained in the past. P&Z Minutes July 17, 1997 Page 2 of 8 2. The existing residents that developed quality home sites should be considered. • 3. Commercial development should be encouraged outside existing neighborhoods. 4. A rezoning request should not be approved that violates the Master Plan's integrity. Chairman Massey closed the public hearing. Commissioner Lightfoot moved to recommend approval of the rezoning request for 4.2 acres located on the southeast corner of University Drive and Lincoln Avenue from A-P Administrative Professional to C-B Business Commercial with staff recommendations concerning the impact study and necessary infrastructure improvements. Commissioner Gribou seconded the motion. Commissioner Lightfoot stated that he respects the concerns of the area residents; however, the concerns of the City Council and the development of the Corridor must also be taken into consideration. The proposed development is impressive and will blend in with the aesthetics of the neighborhood, much like Scott & White. There is a potential buffer along Lincoln Avenue to separate the subject property from the gated community and homes in the area. Commissioner Lightfoot expressed concern about the sewer constraints in the area. It is very important that a study be completed and the developer participate in how the issue will be resolved. Oran Nicks informed the Commission that Scott and White is different from the proposed multi- story transient residential use. Scott and White serves the community and not others that just • pass through College Station. With the height proposed, the hotel will be visible from Highway 6. The small buffer area is not adequate to buffer such amulti-story use. Commissioner Garner stated that the existing A-P zoning is appropriate and maintains the integrity of the University Drive Corridor, the residential neighborhood and the Comprehensive Plan. It does not make sense to turnaround after a few months and rezone the property to C-B. The hours of operation of uses allowed in the A-P zone are more compatible with the neighborhood than the nighttime activities of a hotel. Chairman Massey agreed and stated that the land use plan was prepared with a lot of thought and public input. Commissioner Lightfoot questioned staff about a height restriction in the existing A-P district. City Planner Kee stated that there is not a height limit in the A-P district. However, if the Commission decides to grant the C-B request, a height limitation could be a condition placed on the property in order to mitigate any negative impacts. Commissioner Lightfoot stated that the University Drive Corridor is almost all C-B now including the property on the northwest corner of University and the Bypass. There are uses allowed in the A-P district that could be more intense or offensive than the proposed development. The office • building and hotel fits in with the overall concept of the University Drive Corridor and is aesthetically pleasing. P&Z Minutes July 17, 1997 Page 3 of 8 • The vote to recommend approval of the rezoning request with staff recommendations failed (1 - 4); Commissioner Lightfoot voted in favor of the motion. AGENDA ITEM N0.3: Public hearing to consider a rezoning request for approximately 3.0 acres located in the southeast quadrant of the East bypass and University Drive from R- 1 Single Family Residential to C-2 Commercial Industrial. (97-107) City Planner Kee presented the staff report and stated that the requested rezoning is to facilitate the expansion of the Douglass Nissan business. This request is in compliance with the Comprehensive Plan. Existing and draft development policies support the requested rezoning because they call for the location of commercial uses at major intersections as well as compatibility with area land uses. Staff recommended approval as submitted. Chairman Massey opened the public hearing. Representative of the applicant Steve Arden approached the Commission and offered to answer any questions. He stated that the proposed use of the property is uncertain at this time. Chairman Massey closed the public hearing. Commissioner Lightfoot moved to recommend approval of the rezoning request for approximately 3.0 acres located in the southeast quadrant of the East Bypass and University Drive • from R-1 Single Family Residential to C-2 Commercial-Industrial. Commissioner Gribou seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 4: Public hearing to consider a conditional use permit for a tutoring facility to be located at 2501 Texas Avenue South Suite D-103, the Park Place Plaza shopping center on the southeast corner of Texas Avenue and Southwest Parkway. (97- 709) Staff Planner Battle presented the staff report and stated that the subject property is surrounded on three sides by commercial property. To the southeast is the Oak Forest Mobile Home Park. The applicant is currently operating as 4.0 & Go Tutoring in the Village Shopping Center under a conditional use permit granted in 1996. He wishes to relocate the business to this location. 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." The shopping center exceeds its parking requirements by 47%. The applicant states he will need 200 parking places, which is more than the ordinance would require. Even with 200 spaces dedicated to this use, the shopping center will still have excess • parking for its other tenants. P&Z Minutes July 17, 1997 Page 4 of 8 • 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." This request is in an existing commercial zone and is in line with the Land Use Plan. "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 public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. 4. "The Commission may impose additional reasonable restrictions or 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 improvements such as curbing, sidewalks and screening." • Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval. Chairman Massey opened the public hearing. Owner of the existing tutoring facility, Arthur Carr, informed the Commission that there is a parking problem at their existing location primarily because there is another nighttime business within the same shopping center. The Park Place Plaza shopping center has 587 parking spaces, well in excess of the ordinance requirement. The owner of the center has agreed not to lease to another business with nighttime operating hours. Manager of Oak Forest Mobile Home Park, Ava Williams expressed concern about the noise late at night. When there was a night club in the shopping center, the people cleaning the parking lot would wake up the nearby residents. Chairman Massey closed the public hearing. Commissioner Gribou stated that the new location should help alleviate the parking problem. He moved to grant a conditional use permit for a tutoring facility to be located at 2501 Texas Avenue South Suite D-103 in the Park Place Plaza shopping center. Commissioner Garner seconded the • motion which passed unopposed (5 - 0). P&Z Minutes July 17, 1997 Page S of 8 AGENDA ITEM NO. S: Public hearing to consider a conditional use permit for a billiard • parlor at 226 Southwest Parkway, lots 2, 3, 5 and 6 of block B and lot 7, block D of the Ashford Square Subdivision. (97-710) Staff Planner Battle presented the staff report and stated that to the northwest and southwest of the subject property are developed commercial property, and to the northeast is developed A-P property, a child care facility. The closest residential area is the Oak Forest Mobile Home Park adjacent to the property to the southeast. The applicant is currently operating as Sidepockets in the Village Shopping Center under a conditional use permit granted in 1992 and again in 1996 for an expansion. He wishes to relocate the business to the subject property. This site previously received a conditional use permit for operation of the Globe night club in 1993. The conditional use only covered a portion of the building. The new request is for use of the whole building. 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." The parking requirement for this use is 1 space per SO sq ft. and is met by this request. 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." This request is in an existing commercial zone and is in line with the Land Use Plan. 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 public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. 4. "The Commission may impose additional reasonable restrictions or 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 improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval. Chairman Massey opened the public hearing. • P&Z Minutes July 17, 1997 Page 6 of 8 Applicant Arthur Arranaga stated that the proposal is for a second billiard parlor in addition to the • one in the Village shopping center. He has met with Ms. Williams and is currently working on several items in order to make the business work. Mr. Arranaga informed the Commission that they will remove the section of fence that blocks the parking lot in rear for better security. The proposed parlor will have a full restaurant, bar, pool tables and no live music. Property owner Chris Rhett informed the Commission that the proposed billiard parlor is completely different from the previous night club. Manager of Oak Forest Mobile Home Park, Ava Williams, stated that she is not in favor of or in opposition to the request. She stated that she visited the existing Sidepockets location and it is very well run. Both parties have to work together to make this new facility work. Chairman Massey closed the public hearing. Commissioner Gribou moved to grant a conditional use permit for a billiard parlor at 226 Southwest Parkway. Commissioner Garner seconded the motion which passed (4 - 1); Commissioner Lightfoot voted in opposition to the request. AGENDA ITEM NO. 6: Public hearing to consider a conditional use permit for the Christ United Methodist Church to construct a new facility at 4203 State Highway 6 Bypass on lot 2 of the Barron Park Subdivision in front of the Desert Hills hospital. (97-711) • City Planner Kee presented the staff report and stated that the proposed use is for a new church and child care to be located in a largely undeveloped area of the City. A portion of the subject property may fall into a future impact fee area. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." The PRC reviewed the site plan and found compliance with the technical requirements of site development and made some minor comments for changes. 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." The request is in compliance with the Land Use Plan for the area. 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 public hearing is an opportunity for the Commission to measure the potential impact on surrounding land uses. P&Z Minutes July 17, 1997 page 7of'g 4. "The Commission may impose additional reasonable restrictions or 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 improvements such as curbing, sidewalks and screening." Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval with PRC conditions. Chairman Massey opened the public hearing. Representative of the church, Larry Ringer approached the Commission and offered to answer any questions pertaining to the request. Chairman Massey closed the public hearing. Commissioner Lightfoot moved to grant a conditional use permit for the Christ United Methodist Church to construct a new facility at 4203 State Highway 6 Bypass on lot 2 of the Barron Park Subdivision with staff recommendations. Commissioner Gribou seconded the motion which passed unopposed (5 - 0). AGENDA ITEM NO. 7: Other business. • Chairman Massey questioned staff concerning the possibility of having a Planning and Zoning Commission liaison at the City Council meetings. Councilman Birdwell stated that he did not know anything about the request. However, the Mayor will begin monthly meetings with the chairmen of the various committees to help with feedback and communication. City Planner Kee informed the Commission of the American Planning Association conference in October. The City has budgeted funds for two Commissioners to attend the conference. The Chairman shall determine who will attend. AGENDA ITEM NO. 8: Adjourn. Commissioner Gribou moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Lightfoot seconded the motion which passed unopposed (5 - 0). P&Z Minutes July 17, 1997 Page 8 of 8 • Registration Form (For persons who wish to address the Commission) Date of Meeting Agenda Item No. 4~ Name ~ ::..- . ~ , ~ ~ ~ ~ l`~t<~ Address ~.~. ~ ~ - i` ~>,1. i-~ t ~~ ,-._~ ~~- If speaking for an organization, Name of organization: Speaker's official capacity: Subject on which person wishes to speak: tease remember to step to the podium as soon as you are recognized 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. • Registration Form (For persons who wish to address the Commission) Date of Meeting ;' y ;~t'';~ i_y Agenda Item No. Name l ~ ~ ~ l~' :~ ~,,,~. Address ~:~ ,i /~~~' ~-' ~~° ~J ~'' ~~, If speaking for an organization, Name of organization: Speaker's official capacity: 1 k' , ~~t~~t ~ ~!~~ r%h` -,, _ ject on which person wishes to speak: ~`~ ~,=`r ;~..~ 4 ~~~=':;7 r~ ~ _ ,, ..fir; 1 remember to step to the podium as soon as you are recognized 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. ~lannin~ ~' Zoning Commission Guest ~eBister n LJ 1. z. 3. 4. • Date ' ~~ ~~ A Tess .. v 5. '~ ^- ' ~.,~ ~ ~----- ~' pp ~.. L4"Z 1~ `~; ~~~Y~p. -~, ~~,~ , C , -- xf ~.~> ~; ~ E~~ 5 ~G ~ ~~} ~, ,~ / ! -T ~ ~:,~ L ; C~ Ctr Fri ~} ~ . n ~ ~. .__: ~,.. ~~ C1 rl ~' // ~ f C~ 12. ~ a ,%~ .,-~ l- r i ~~~`. ZS. 16. 17. 18. 19. 20. 21. 22. 23. • 24. 25.