HomeMy WebLinkAbout04/01/1999 - Minutes - Planning & Zoning Commission
MINUTES
Planning and Zoning Commission
CITY OF COLLEGE STATION, TEXAS
April 1, 1.999
7:00 P.M.
COMMISSIONERS PRESENT: Chairman Massey, Commissioners Maloney, Parker, Garner9 and
Rife, Mooney, and Kaiser.
COMMISSIONERS ABSENT: None.
STAFF PRESENT: Assistant Development Coordinator George, City Planner Kee, Staff
Assistant Charanza, Staff Planner Anderson, Assistant City Engineer
Morgan, and Assistant City Attorney Nemcik.
COUNCIL LIAISON: Council Member Silvia.
AGENDA ITEM NO. 1: Consent Agenda.
AGENDA ITEM NO. 1.1: Reconsideration of minutes from the Regular Meeting held on March 4,
• 1999. (tabled on March 18, 1999) Commissioner Rife requested removal of this item from the consent
agenda for further discussion,
77te following item was approved by common consent
AGENDA ITEM NO. 1.2: Approved the minutes from the Regular Meeting held on March 18,1 999,
as written.
AGENDA ITEM NO. 1.3: Approved the Final Plat for a resubdivision of Country Properties, Tract 2,
Block One, approximately 10.0 acres to be divided into two 5.0 acres residential lots located along
Koppe Bridge Road northeast of the intersection with Arhopules Road in the extraterritorial jurisdiction
(ETA. (99-203)
REGULAR AGENDA
AGENDA ITEM NO. 1.1: Reconsideration of minutes from the Regular Meeting held on March 4,
1999 (Removed from the Consent Agenda).
Commissioner Rife requested changes to Agenda Item No. 6 (FHB Road rezoning), (The requested
changes are reflected as an attachment to these minutes.) Staff Assistant Charanza will make the
changes on the official copy. Commissioner Parker moved to approve the minutes with the requested.
• changes as presented by Commissioner Rife. Commissioner Maloney seconded the motion, which
passed unopposed (7-0).
P&Z11~finutes April 1, 1999 Page 1 oJ°8
AGENDA ITEM NO. 2: Public bearing and consideration of a Conditional Use Permit, use only,
for a church and day care to be located in the Wolf Pen Creek district, at 6900 East Bypass,
formerly known as Wolf Nursery. (99-710)
• City Planner Kee presented the staff report. She explained that the subject property was developed in
1992 and was the first site that was subject to the WPC district regulations. The building has been
vacant for a number of years and much of the required landscaping has died. The request is to convert
the site into a church and day care. The applicant intends to bring forth a site plan in the future that
shows landscaping, an outside play area, and changes to the building and sign colors. The applicant
intends to use the existing 80 parking spaces, which would be divided between those required for the
church and those for the daycare. The landscaping would need to be replanted as per Design Review
Board (DRB) and P&Z approval. The DRB would have to review any new landscape plans or any
other major maintenance activities (such as exterior painting, replacement of light fixtures, etc.). The
DRB met with the applicant to discuss whether the church and daycare use would be compatible with
the vision and goals for the rest of the Wolf Pen Creek Corridor. The DRB voted 5 to 1 to recommend
approval of the use with the condition that there be a revised sit plan submitted by the applicant that
meets DRB concerns. The revised site plan should address the DRB issues relating to connectivity with
the future greenbeltlpathway area of the rest of the district, orientation of the site uses to the future
creek improvements, and architectural changes to the building that create a church identity. The DRB
also advised the applicant to be prepared to address questions regarding the existing congregation as
well as the church's plans for accommodating future growth in the congregation and daycare business.
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:
1. "The proposed use meets all the rrurumum standards established rn the ordinance for the type of
use proposed."
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."
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 Commission may impose additional reasonable restrictions of 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 improvement such as curbing, sidewalks and screening." The Commission,
upon recommendation from the Design Review Board, also has the authority to impose additional
requirements to assure that all of the WPC goals are met. The applicable goals as they pertain to a use
conversion may include attractiveness, harmony and compatibility, and maintenance aspects.
Commissioner Kaiser said that he voted against the request while serving on the DRB because of his
concerns with whether this fits in with the intent of the Wolf Pen Creek Plan, He said a church in this
location could also limit the possibilities for a restaurant or other establishment that would serve alcohol
to be developed in the area. City Planner Kee said that there is a limitation to the distance between
churches and establishments that serve or sell alcohol beverages.
P&Z Minutes Aprii I, 1999 Page 2 oj8
Commissioner Maloney expressed his concern that if this item was approved, there would probably be
opposition from the church in the future if a restaurant/night club wanted to develop in the vacant
• property next to it. This type of development would limit future development in the area. He and other
Commissioners expressed their concern that allowing a church in the WPC comdor would not support
the vision of the comdor.
Chairman Massey opened the public hearing.
Reverend Timothy Green, applicant, gave the Commissioners a letter expressing the church's intentions
(attached to these minutes). He felt that this establishment would provide a positive spiritual and human
resource for the area. He explained that the Brazos Valley Community Church (BVCC) is a non-
denominational church. The daycare facility would provide for the general public, certified and licensed
care for children from infancy to school age, with structured programs. Church services would be held
on a regular basis on Wednesday evening at 7:30 p.m. and Sunday at 10:00 a.m. and 6:00 p.m. None of
the services are during high traffic hours and therefore no adverse traffic situations would be expected.
He said that it is expected to take around one year to reach capacity (approximately 100) in the daycare
facility, and it would take around 3 to 5 years before multiple services would be necessary to
accommodate growth for Sunday Services. He explained that the long term growth options would
include relocations, possibility of keeping the daycare at this location and moving the church to another
location, or acquiring additional land adjoining this property for expansion.
Commissioner Rife asked Reverend Green why this area was chosen, knowing there is a strong vision
for the corridor.
• Mr. Green explained that he saw no reason why a church would "hurt" the vision. He explained that he
did not flunk the church would hurt the possibility of alcohol oriented business to develop in the area.
Mr. Paul Clark, Clarke & Wyndham, approached the Commission and explained that he felt the church
would cause a dramatic turn from the original corridor vision. He pointed out that the access driveways
would be used by the entire development not just this site, because this company also owns them. He
said that the master plan includes recreation (i.e. bars, restaurants), that could have loud music and
alcohol served. He thought the church would be inconvenienced because of the amphitheater and
possible theme park (as mentioned in the master plan). His overall feelings were that this would not be
the best location for a church and daycare. He wanted the church representatives to be totally aware of
the plans for the corridor.
Mr. Steve Rodgers, attorney for CBL (Post Oak Mall), explained that he had no problems with
churches or daycares, but did express his concern with the possible problems the church would impose
in the future on the development in the area relating to alcohol oriented establishments.
Reverend Green, said that the property behind this site has been on the market for a while with no
expressed interest in it. He did not thinl: this site was considered the "gateway' to the creek.., He
pointed out that the existing homes and apartment residents would also be effected by some of the plans
as stated in the master plan.
• Chairman Massey closed the public hearing.
Commissioner Kaiser moved to deny the conditional use permit. Corrunissioner Maloney seconded the
motion.
P&Z Minutes April 1, 1999 Page 3 of8
The Commissioners discussed the actual "vision" for the corridor and felt that the master plan was for
• retail and entertainment uses with the properties at the two ends of the district acting as entrances and
focal points for the comdor. The Commission felt that a church would be inconsistent with this vision.
The recently adopted revised master plan shows this property for commercial land uses. The
Commission also felt that this use at this location could have a detrimental impact on adjacent properties
in the WPB; district because of additional restrictions that would be imposed on these properties. These
additional restrictions, pertaining to the sale of alcohol, would be imposed on properties that are
currently permitted for certain uses that may sell alcohol. The Commission also felt that this use could
have a detrimental impact on properties in general in the corridor because of the tax increment-financing
district that was created for this particular comdor. Additional tax revenue to enhance the district
would not be available from this property if used for any tax-exempt purpose.
Commissioner Garner expressed concern with safety for the day care because of the shared access.
Chairman Massey called for the vote and the motion to deny the request passed unopposed (7-0).
AGENDA ITEM 110. 3: Establishment of parking requirements for an auto detailing facility
located at 1814 Graham Road. (99-804)
City Planner Kee presented the item and explained that the applicant was requesting to continue use of
an existing site and to provide a total of 12 parking spaces (4 indoor and 8 outdoor), which are
currently supplied on site. The building and an associated parking pad were annexed into the city in
• 1983 and the site was zoned C-2 four years later to allow continuation of the commercial-industrial
corner, The applicant has recently begun operating an auto detailing business at the site and had been
discussing whether or not additional parking would be required. The applicant is using a maximum of 4
indoor parking spaces and 2 outdoor parking spaces. Therefore, the total usage is currently less than
the 12 spaces provided on-site. It seems that there is substantially less of a parking demand for a
detailing business than for an auto service use (the most similar use in the Zoning Ordinance) which
would require parking substantially in excess of the applicant's actual parking demand, The difference
is likely due to less time and expense being involved for the average car at a detailing business, Staff
recommended approval of a parking ratio of 2 outdoor spaces for every service bay for auto detailing
business. Ms. Kee explained to the Commission that they could approve a requirement for the entire
use classification or for this site only.
Mr, Richard Elliott, owner and applicant, explained that he usually only accepts vehicles by appointment
only; with the average being S or 6 cars per day. He said that he was very comfortable with the existing
parkir.¢. He said that he currently has one other employee with the possibility of 2 more in the future
He explained that he only stores vehicles overnight, but this is not common, He explained that he
offered pick-up and delivery of vehicles.
Mr. Benito Flores-Meath, approached the Commission and said that he was in support of the request,
but as~:ed the Commission to consider extending the use classification to include auto-tinting business
since they are similar,
• Commissioner Rife moved to approve the request for 2 outdoor spaces for every service bay, for this
site only. Commissioner Parker seconded the motion, which passed unopposed (7-0).
P&~~l~finutcs Apri! 1, 13~~9 Page 4 of8
AGENDA ITEM NO. 4: Discussion of long-range planning and strategic issues.
• This item was presented to the Commission to allow their input, prior to the Council retreat.
Commissioner Garner explained that the issues are in the annual Budget. Staff explained that this was
the Commission's opportunity to prioritize existing issues and request new issues to be added for
consideration. Commissioners Kaiser and Rife expressed their desire to view detailed information of the
issues. They felt it would help them prioritize them. Council Member Silvia explained that this was
more of a "wish list" as opposed to "budgeting" information. He said that during Council's annual
retreat (scheduled for May 18), these issues would be discussed and ranked, He reiterated that this was
for the benefit f the Commission to discuss the issues and recommended this be done in a workshop
session.
The Commissioners agreed that a workshop would be the best way to address these issues and asked
Staff to schedule the workshop.
Staff decided to hold the workshop on April 22, 1999 beginning at 6:00 in the City Hall Training Room,
This would be a "brown-bag" workshop.
AGENDA ITEM NO. 11: Adjourn.
Commissioner Maloney moved to adjourn the meeting of the Planning and Zoning Commission,
Commissioner Rife seconded the motion, which passed unopposed (7-0)
•
ATTEST:
r ,
St Assistant, Debra Charanza
•
PAZ Minutes April 1, 1.999 Page S of 8
April 1, 1999
The BRAZOS VALLEY C®MMUNITY CHURCH (BVCC) has entered into an
agreement to purchase the former Wolf Nursery building at the corner of f-tolleman
Drive and East Highway 6 Bypass Frontage Road, forthe purpose ofconverting it
into a church and community daycare facility. We feet this establishment would
provide a positive spiritual and human resource service for the area. It is the
interest of the church through coordination with the College Station Planning and
Zoning Con.mission to turn an eye sore" into an aesthetic and spiritual community
asset. BVCC is a nondenominational church appealing to all people of the
community and the Brazos Valley. The daycare fiacifity will provide for the general
public, certified and licensed care for children from infancy to school age, with
structured programs as outlined in our application with the Texas Department of
Protective and Regulatory Services.
• It is our desire to expedite this project white working together with the
commission for the combined benefit of College Station residents and BVCC. We
have commitments from the following people;
NorWest Bank of Bryan has agreed to finance
purchase and renovations of the land and
building.
The Arkitex Studio (Charlie Burris and Dr. Elton
Abbott) has vo-unteered it's services on-Both the
exterior and interior design changes.
Pete Vanecek; Landscape Architect , has agn
to assist in the design and supervision of the
1'&ZtL~irautes April 1, 1999
I~
i•
project.
Louis Gaston Custom Contractor wilt supervise
actual work and acquire all necessary permits
and schedule inspections.
Billie Hunsaker; teacher and former daycare
owner will be director as required by Texas
Department of Protective And Regulatory
Services.
Other issues addressed by the Woff Pen Creek Oesign Board include;
i•
Traffic Control; BVCC will hold services on a
regular basis on Wednesday evening at 7:30Pf4~
and Sunday at 10:0 AM=and b:04Prt~. stone of
the services are during high traffic hoary artd
therefore no adverse traffic situations are
expected. Daycare traffic will normally be on a
variable arrival and departing schedule. But this
property is south of the freeway entrance ramp
and south of all mall driveways therefore no
congestion is foreseen. Especially since
Hoifeman Drive is a two way street and the
property is equipped with a driveway on both
the Bypass and Holleman.
~~
Ps~c7A~l/nutes ~Iprill, 1999
~a~e 7 ®f ~
Growth; It is expected to take a year to reach
• capacity (approximately 1Q0 j in the daycare
facility. We think itwilf take 3-~ years to before
multiple services are necessary to accommodate
growth for Sunday Services.
Long Term Growth Qptions incft~de;
selling and retocating
-- keep daycare at this facility and moving
church to a new location.
-- Acquire additional land adjoining this
property for expansion
•
Rev. Timothy P. Green
•
p&~ ~a~aut~s April 1, 1999 page ~ ~j~
• Registration Form
(For persons who wish to address the Commission)
Date of Meeting
Agenda Item No.
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Name C,~~~ ~_i C> ~.~r,,,
Address K~ ...~ ~oy .''~-'~~ - '~' f'- ,_,r,r_ (..' 7> = 3~~i ~
If speaking for an organization,
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