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HomeMy WebLinkAbout08/06/1998 - Minutes - Planning & Zoning CommissionMINUTES • Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS August 6, 1998 7:00 P.M. COMMISSIONERS PRESENT: Chairman Massey, Commissioners Garner, Maloney, Parker, and Mooney. COMMISSIONERS ABSENT: Commissioners Rife and Kaiser. STAFF PRESENT: Development Coordinator Volk, City Planner Kee, Assistant City Engineer Morgan, Staff Assistant Charanza, Staff Planner Battle, Transportation Planner Hard, and Assistant City Attorney Robinson. AGENDA ITEM NO. 1: Approval of minutes from the Regular Meeting held on July 16, 1998. • Commissioner Garner noticed an error in the second paragraph under Agenda Item No. 4 in the sentence "The assumption was made by that the floodway...", she requested removing the word "by" in the sentence. This will be corrected in the signed original. Commissioner Parker moved to approve the minutes with this change. Commissioner Mooney seconded the motion which passed unopposed (5-0). AGENDA ITEM N0.2: Public hearing and consideration of a conditional use permit for the use only of a proposed addition of a fellowship hall for the existing Pleasant Grove Baptist Church located at 1216 Detroit Street in the McCulloch Subdivision. (98-704) Staff Planner Battle presented the staff report and stated that this request is for a use only and the site plan would have to come back to the Commission for approval at a later date. He explained that the existing church facility has been located in this neighborhood for a number of years. Several nonconformities exist on this site due to it'rs age. The nonconformities include parking area and landscaping. No additional parking spaces will be required because the fellowship hall would not increase the sanctuary seating capacity. He pointed out that a parking lot plan and a landscape plan showing compliance with all current requirements must be submitted at the time of site plan consideration. He said that the Commission heard a similar request in November 1994 and approved the addition of a fellowship hall. The project was not built and the Conditional Use Permit expired after twelve months. Thirty-two property owners within 200 feet of the site were notified of this request. No response was received prior to the meeting. • The Commissioners expressed concern for adequate parking and layout of the parking area. Mr. Battle explained that this issue would be addressed at the time of site plan approval. P&Z Minutes August 6, 1998 Page 1 oj6 Section 14 of the Zoning Ordinance authorizes the existence of conditional uses. The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: (Staff comments are in italics) • 1. "The ro osed use meets all the minimum standards established in the ordinance for the t e of p p YP use proposed." The applicant will return to the Commission for final site plan approval. 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 Land Use Plan rejlects the area as residential and churches are generally considered compatible uses with residential as long as potential negative impacts are mitigated. 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 lard uses. "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." In the past, the Commission has required additional site improvements such as fences or vegetative buffers to screen adjacent residential areas from a new conditional use or an expansion. • Chairman Massey opened the public hearing. Constantin Barbu, Architect for the project, explained that the intent of the fellowship hall is to be able to hold meetings without opening the church during the week. In the past the church would have to be "rearranged" with tables and chairs for these types of meetings which was quite an inconvenience. He said that there is currently on-street parking for this site. He said that this addition would not increase the number of members to the church. A parking lot plan will be included with the site plan when it is submitted in the future. Chairman Massey closed the public hearing. Commissioner Maloney moved to approve the use only request as submitted. Commissioner Garner seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 3: Consideration of a Preliminary Plat for the Harley Subdivision consisting of 14.57 acres and a public hearing and consideration of rezoning of approximately 6.32 acres out of the total 14.57 acre tract, atl located on the east side of Highway 6 approximately 4000 feet south of the Rock Prairie Road and Highway 6 intersection from A-O Agricultural Open to C-1 General Commercial. (98-112 & 98-319) City Planner Kee presented the staff report and stated that the applicant submitted this request to allow • for the development of a Harley motorcycle dealership. The preliminary plat includes the proposed dealership site and two adjacent tracts that formed part of the parent tract. Staff reviewed this plat and requested several revisions. The revised plat (included in the Commissioner's packets) shows P&Z Minutes August 6, 1998 Page 2 of 6 compliance with the Citys Subdivision Regulations, with a few exceptions. Some revisions still need to be made. • Ms. Kee said that the dealership is to be located on 6.32 acres immediately adjacent to the Silk Stocking nightclub. The nightclub is currently zoned A-O and is reflected as regional retail on the Land Use Plan. To the west there is a vacant strip of C-3 and A-P zoning extending to the future Barron Road overpass. The rezoning request is in compliance with the Land Use plan. Staff recommended approval of the rezoning request. Staff also recommended approval of the preliminary plat with the following conditions: 1. The remaining acreage be labeled as lots or reserve tracts. 2. A note be added to the plat stating that FEMA's hydraulic study be continued upstream to determine the 100 year floodplain at such time when either Lot 2, Block 1 or the remaining acreage to the north is final platted. 3. The 100 year floodplain note on the plat be revised since it is unknown whether floodplain exists on Lot 2, Block 1 or the remaining acreage to the north. Chairman Massey opened the public hearing. Seeing no one present to speak in favor of or opposition to the request the public hearing was closed. Commissioner Mooney moved to recommend approval of the rezoning request and approve the preliminary plat with the conditions as stated by staff. Commissioner Parker seconded the motion which passed unopposed (5-0). LJ AGENDA ITEM NO. 4: Consideration of signage and building colors for anew restaurant located in the Wolf Pen Creek Corridor. (98-426) City Planner Kee presented the item and stated that the Wolf Pen Creek Design Review Board met to look at the color and signage for the "Clay Oven",anew Indian restaurant to be located at 1905 South Texas Avenue, formerly Kokopelli's. The new tenants, Mr. and Mrs. Oberoi, painted the building from sand color to the blue with a sand colored stripe before realizing the need to go through the review process. They came in once they were made aware of the need for review. Ms. Kee explained that the Design Review Board made a motion to approve the replacement of the freestanding sign and to leave the blue color on the building with the exception that the front architectural feature (the attached arch) would be painted to match the sand colored stripe that goes around the building, adding that the graphics for the freestanding sign could be included in the arch if desired. The tenants were advised that any dead landscaping materials must be replaced and that the Commission has the final say over the signage and colors. The new restaurant owners intend to open for business around August 10, 1998. Commissioner Garner moved to approve the signage and building color as presented. Commissioner Maloney seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 5: Consideration of a Preliminary Plat for the Woodcreek Subdivision, • Sections 10-A and 10-B consisting of 29.114 acres divided into 76 single-family lots located near the east end of Woodcreek Drive and bounded by the Fozfire Subdivision to the east. (98-316) P&Z Minutes August 6, 1998 Page 3 of 6 I • Transportation Planner Hard presented the staff report and stated that the preliminary plat is for the development of the last remaining sections of the undeveloped portion of the Woodcreek Subdivision. It includes the extension of Woodcreek Drive as a minor collector street to connect with Faulkner Drive in the Foxfire Subdivision. This connection is shown on the City's Thoroughfare Plan. No access points from lots will be permitted on Woodcreek Drive. Staff will work with the neighborhood associations in both subdivisions to either rename Woodcreek or Faulkner Drive in order that the street has a single common name. The section of Faulkner between Fontaine and its western terminus is in poor condition. When the connection is made between Woodcreek Drive and Faulkner, improvements will be needed to this section of Faulkner in order to make a smooth transition. In lieu of the City making these improvements, staff has requested that the developer include improvements to Faulkner as part of the construction of Woodcreek Drive when the connection is made to the Foxfire Subdivision. The developer has agreed to this and will possibly submit a formal request to City Council for city participation to cover his costs for improvements made to Faulkner. Mr. Hard explained that the subdivision regulations state that "A sidewalk may be required on cul-de- sac streets if needed to provide through pedestrian access." Since the common areas located at the end of the cul-de-sac streets will be entirely used as stormwater detention ponds, it is staffs suggestion that sidewalks not be required on the cul-de-sac streets shown on this preliminary plat. Mr. Hard presented traffic count information for the area and felt that there would not be an increase in traffic volumes. Staff recommended approval with the condition that a Public Drainage Easement be included adjacent to the existing creek running along the west side of the proposed Woodcreek sections 10-A and 10-B • only if the 100 year water surface elevation can be contained within the drainage easement. In response to a question asked about frontage along Woodcreek Drive, Mr. Hard pointed out there would be no lots fronting on Woodcreek and no direct access to Woodcreek Drive. Michael McClure, Project Engineer, was present to answer any questions regarding the preliminary plat. Commissioner Maloney moved to approve the preliminary plat with Staffs comments. Commissioner Parker seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 6: Establishment of parking requirements for Prodigene located within the Business Center of College Station. (98-428) Assistant City Engineer Morgan presented the item and stated that according to the guidelines recently adopted by the Commission, manufacturing uses were set at one space per employee. Other uses typically associated with industrial users such as warehousing and office, have parking requirements based on square footage and do not need approval by the Commission. In this particular case, a Research and Development (R&D) user, Prodigene, plans to locate on the northeast corner of Highway 6 and future Gateway (in the College Station Business Center). An unknown tenant will occupy half of the 60,000 square foot facility in the future. Due to the unknown future use, the applicant is requesting that the parking requirements be set as a total, rather than have separate ratios for each individual use. • The applicant is requesting that the total parking requirement be set at one space for every 300 square feet of building area. This request is less than retail and office (1:250) but considerably more than warehousing (1:1000). Ms. Morgan explained that staff was comfortable with the proposed parking, especially in view of the fact that additional parking can be accommodated should the need arise. An P&Z Minutes August 6, 1998 Page 4 oj6 i~ • • initial review of the site plan shows compliance with the 1:300 and shows room for additional parking should the need arise. The Commissioners wanted to know how many employees Prodigene would have. Mr. Robert Payne, Project Manager, said that they currently have 20 employees and the maximum they would have in the future would be 75 employees. The site plan shows approximately 100 spaces which would be more than the number of employees. Commissioner Maloney moved to approve the requirement of 1 space per 300 square feet. Commissioner Garner seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 7: Consideration of a Preliminary Plat and a Final Plat for the Wheeler Subdivision, Phase II, located along the south side of University Drive and west of the Lincoln Avenue intersection. The preliminary plat consists of a single 2.0 acre lot and a 6.47 acre reserve tract, while the final plan consists of only Lot 1, Block 1, the single 2.0 acre lot. (98-320 & 98- 225) Assistant City Engineer Morgan presented the staff report and stated that a preliminary plat was previously approved for this area in May 1998 which consisted of three lots and an access easement from University Drive to Lincoln Avenue. The preliminary plat was approved by the Commission and Council with several conditions, some related to access onto University Drive, some floodplain/floodway conditions, and buffer conditions among others. After additional research and cost estimates were completed for the May 1998 plat, the applicant decided that the access easements crossing the creek was cost prohibitive. Therefore the preliminary plat was revised to include only a single lot and a reserve tract. The plat was revised for this new submittal. The applicant has made all corrections and modifications as requested from the original plat as well as additional review comments made during the staff review of this new plat configuration. With the new configuration, the reserve tract will be preliminary or final platted (whichever is applicable) once more definitive development plans for that area are known. Channel improvements are being done with the final plat of lot 1 but are not being contemplated the entire length of the creek to the structure under Lincoln/LJniversity. Because of this approach to improve the channel only 1/2 of the distance through the property, additional channel improvements maybe warranted at the time of final platting of the reserve tract. The final plat consists of only the 2.0 acre lot. There are several offsite easements that will be necessary for infrastructure extensions for Lot 1, Block 1. They are as follows: . Detention will be handled for Lot 1, Block 1 within a private drainage easement located on the reserve tract and will be maintained by Bert Wheeler, Inc., the subdivider of the property. • As part of the final plat, an entrance drive to University Drive will be constructed and an additional 15' access easement adjacent to Lot 1 will be necessary to construct this drive. If a public drainage easement is to be dedicated on the improved portion of the creek, the 30' public access easement will need to be extended to the creek and the design such that maintenance vehicles can get to the creek. Staff recommend approval of the preliminary plat and final plat as submitted with the condition that all separate instrument easements are conveyed concurrent with the filing of the final plat or prior to the issuance of a certificate of occupancy for structures on Lot 1, Block 1. Stewart Kling, Project Engineer, told the Commission that he was present to answer any questions about the project. P&Z Minutes August 6, 1998 Page S of 6 • • Commissioner Garner moved to approve both the preliminary plat and final plat with staff conditions as stated. Commissioner Mooney seconded the motion which passed unopposed (5-0). Road, one-fourth mile northeast of Rock Prairie Road. (98-318) AGENDA ITEM NO. 8: Consideration of a Master Preliminary Plat of the Carter Lake Subdivision, Sections 5 and 6, consisting of 19.29 acres divided into four lots and one reserve tract located in the City's ETJ (Extra Territorial Jurisdiction) on Harris Drive and Bradley Assistant City Engineer Morgan presented the staff report and stated that this master preliminary plat creates four lots and one reserve tract. Section 5 will have access from Hams Drive. Section 6 will have access from both Harris Drive and Bradley Road. An additional 5' strip or right-of--way (0.04) acres) from Lot 2, Section 6 for Bradley road will be dedicated per the County's request. Water will be provided by Wellborn Special Utility District. Staff recommended approval of the Master Preliminary Plat as presented. Commissioner Mooney moved to approve the request as submitted. Commissioner Maloney seconded the motion which passed unopposed (5-0). AGENDA ITEM NO. 9: Other Business. The Commissioners expressed their thanks to Staff for the Development Guide. Doug Ashley, 1st Class Scout and Anthony Williams, Star Scout, both of Troop 1222, were present at the meeting. They attended the meeting to achieve the "Citizenship in the Community" merit badge. AGENDA ITEM NO. 10. Adjourn. Commissioner Parker moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Garner seconded the motion which passed unopposed (5-0). ATTEST: Staff Assistant, Debra Ch nza P&Z Minutes August 6, 1998 Page 6 of 6 ~lannin~ ~' Zoning Commission Guest ~,eBister Date ~l..~l ~ (_..-~- .- ~~ ~ ~ ~ L~ ~ame 9{ cfcfress 1. 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