Loading...
HomeMy WebLinkAbout05/18/2000 - Minutes - Planning & Zoning CommissionMINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS May 1 , 2000 7:00 P.M. COMMISSIONERS PRESENT: Chairman Rife, , Commissioners Mooney, Floyd, and H rl n. COMMISSIONERS ABSENT: Commissioners Parker., Kaiser, and Warren. COUNCIL MEMBERS PRESENT: Council Member Silvia. STAFF PRESENT: Senior Planner Ku nz 1, �taf Assistant Charanza, staff' Planners Jimm rs n, Anderson, and Hitchcock,, Assistant City Engineer Mayo, Graduate Engineers T and Thompson, Transportation Plann Hard, and Assistant City Attorney Ladd. AGENDA ITEM N. 1: Hear visitors None. T heJ oHo w i n g items were a pp ro ved h common consent, AGENDA ITEM N. : Consent Agenda. Agenda Item No. 2. 1: Approved the minutes from the Workshop shop M ting held on May 4, 2000 Agenda Item No. 2.2: Removed the minutes from the Regular Meeting hold on May , 2000. Agenda Item No. 2.3: Approved a Vacating and Final Plat for Tradition at Northgate consisting of 3.216 acre located between Boyett and Second Streets and along Church Avenue. (00 -64) Agenda Item No. 2.4: Approved the Final Plat for Legacy Addition consisting of approximately 7.165 acres on the northwest corner of Holleman and Harvey Mitchell. (00 -81) REGULAR AGENDA P&Z Minutes May 18, 2000 Page I o Aaenda Item No. 2.2: Commissioner Mooney moved to approve the minutes with the change to the vote for Agenda Item No. 4 (Commissioner Kaiser did not vote in opposition to the motion). Commissioner Horlen seconded the motion, which passed unopposed 4 -0. AGENDA ITEM No. : Public hearing and consideration of a Conditional Use Permit, site plan only, for the Covenant Presbyterian Church located at the intersection of Rock Prairie Id and Edelweiss Avenue. -3 Staff Planner Jimmerson presented the staff report and explained that the use for this property was approved by the Commission on March 4, 1999. The pro posed church would be developed on 10 acres. The building is intended to be used weekdays and weekends during the day and evenings for various church and related activities. At this time the applicant is choosing to only develop approximately half of the site, and reserve the remainder for possible future expansion. The property is currently zoned -P Administrative Professional and I -1 Single Family Residential. It is surrounded by I -1, -P, and C -1 General Commercial. The land use plan shows a single family residential and office use in this area. Religious facilities are allowed in any zoning district with a Conditional Use Permit. The subject property was recently shown on a preliminary plat and was rezoned several years ago as a part of the development of the Edelweiss Subdivision. A final plat will need to return to the Commission for approval before building permits will be issued. 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 notices and hearing the Commission finds that: (Staffcomments are in italics) 1. "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." Staff conducted a technical review and found general compliance with development regulations with the exception of the items listed in the staff recommendation. 2. "That the proposed use meets the purposed 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 w ith the Comprehensive Plan. 3. "That the pro posed 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 bearing i's an opportunity for the Commission to measure the potential impact on surrounding land 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 parting requirements, additional landscaping, and additional improvements such as curbing, sidewalks and screening." Unless tie public bearing brings to light any new information indicating potential negative impacts, Staff recommends approval with the following Staff Review Comments: 1. Signs will be permitted separately. 2. The irrigation plan will need to be submitted before issuance of a Certificate Occupancy. 3. The UE (Underground Electrical Service Line) will need to be covered by a PATE (Public Utility Easement) and if the ' remains in its present located, then P&ZMinutes May 18, 2000 Page 2 of License to Encroach will be required from Council for the covered walkway to cross the required PUE. 4. The grading plan and detention pond is still being reviewed by staff. Chairman Fife opened the public hearing. Seeing no one present to spear in favor or opposition to the request, the public hearing was closed. Commissioner Moony moved to approve the conditional use permit. Commissioner Floyd seconded the motion. Commissioner Floyd asked if there would be vehicular access to the "reserve tract" after it is developed. Ms. Jimm rson said that the plan is to use the existing access points and use the reserve area for future buildings and pedestrian walkway from the parking area. Mr. Joe Schultz, T x on, was present representing the applicant. He said that the preliminary master plan but was not sure if this was addressed, although the plan did show additional parking for the area along Edelweiss with an additional curb cut on Edelweiss. Steve Lu as y, representing the architect, told the Commission that the master plan includes a small parting area with an access point on Edelweiss, but is scheduled for a future phase. Chairman Fife asked if the reserve area would be considered for additional parking should the need arise with the growth of the church. Ms. Jimm rson said that the parking requirement for churches is based on the seating capacity of the sanctuary, which would not be required to change with the next phase is built unless the sanctuary size is increased. Staff has not seen the latest version with the additional curb cut. This addition would have to return to the Commission for approval prior to development, since it would be a significant change to the original site plan. Chairman Rife said that he felt the Commission was asking to allow for the additional curb cut at this time, allowing the use of the area for overflow parking if needed prior to the development of the newt phase. Ms. Jimmerson said that the City could not allow for a curb cut to a parking area that does not meet the City's standards. Mr. Schultz said that if additional parking is needed, a revised plan would return to the Commission. The addition would take place as an expansion to the existing parking area and the existing curb cuts would be used. Additional curb cut would be requested only if they built their ultimate sanctuary facility. Tom Estes, Pastor of the Church, residing at 1006 Arboles Circle, said that the additional curb cut would be requested as a third phase to allow for a small chapel. All other parting would be handled with the existing curb cuts. Commissioner Floyd asked about the landscaping. He expressed his concern that the plan shows an area for landscaping but when the future phase is developed the area could be covered with concrete. He asked if additional landscaping could be required with this site plan but be removed when the applicant returns with future plans for additional parking. Ms. Jimm rson said this would be allowed. P&ZMinutes May 18, 2000 Page 3 of Ms. Jimmerson said that this property would not have to meet additional streetscape requirements along Rock Prairie Road because the developer of the entire subdivision took care of the streetscape for Rock Prairie Road in the median areas. Edelweiss is a collector street and generally staff would not require streetscaping because it is primarily residential, although additional landscaping can be required as a condition of the permit. Chairman Rife called for the vote, and the motion to approve the conditional use permit passed unopposed -o. AGENDA ITEM NOS. 4: Public hearing and consideration of a C-N Neighborhood Business site plan and use, for a convenience store /gas station, Exxon k Dartmouth Crossing, to be located at 2500 Dartmouth Drive. (00-82) Staff Planner Anderson presented the staff re port and stated that this has been before the Commission on February 17 and April 7 th of this year and in each instance the applicant' s request was denied by a vote of 3 -3. The site was denied on April 6 th due to opposing Commissioners having continuing concerns that the site would adversely affect the surrounding prop owners. The Commission was not satisfied with the level of information provided in relation to canopy, fayad , and lighting impact that would affect the surrounding property owners. The applicant is proposing to construct a 5 square foot convenience store and four 4 pump gas station at the southwest corner o f Dartmouth Drive and Southwest Partway. The site is proposed to house the following uses: carry -out food store, convenience store, dry cleaners and gas station. The property is currently zoned C-N Neighborhood Business. Convenience stores and gas stations are not expressly permitted in a -N district, but may be allowed under the provision listed "other uses to be determined by the Commission." All uses in the C- N district must have their use, location, and site plan approved by the Planning & Zoning Commission. The applicant has not changed the site plan with this submittal, but has provided a lighting schematic to show how the light from the canopy will affect the surrounding area. The applicant also provided elevation drawings of the proposed canopy and faad. The canopy is non - traditional in appearance, with a silver gable roof and an off -white front that will contain the gas station's logo. The canopy is shown to have an overall height of 2 1' " with 14" clearance for vehicles. The fa drawings indicate a red brick to match the surrounding area. In addition, the fa will have stars similar to the Texas Aggle Credit Union on Southwest Partway. Ms. And erson reminded the Commission that Neighborhood Commercial uses must meet the intent of the C -N district. The Zoning ordinance defines the purpose of this district as, "providing small commercial sites for residential convenience goods and personal service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or r character o f the neighborhood. The use shall be a low traffic generator and shall not create any noise, light or odors abnormal to the neighborhood." The use must be compatible with the surrounding area that it serves. She said that the FM 2818 Extension Study recommended this intersection as a location for a neighborhood business to serve both the surrounding neighborhood and Central Park. Staff recommended approval of the use, location, and site plan. Chairman Rife opened the public hearing. I abon Metcalf, Muni ipal Development Group, was present to represent the application. He explained that during the first consideration of the request, the Commission was concerned with lighting, P&ZMinutes May 18, 2000 Page 4 of landscaping, and traffic. He said the proposal exceeds the landscaping requirements. Mr. Metcalf said that he spoke with Tony Michalsky (City's Electrical Department) and asked him about the existing light poles on Southwest Parkway and came up with a lighting schematic for the project (showing the existing street lights, etc. ). The lighting provided would be adequate for safety of the patrons while at the gas pumps, but did not feel that there would be adverse impacts on the surrounding areas. Mr. Metcalf said that Dr. Blashke conducted a traffic study when the intersection was developed (the Dartmouth extension to the south), and the study showed that 40 -60% of the users for this convenience store would be passer -by traffic. Pedestrian access would be provided for easy and safe access from Dartmouth and Southwest Parkway. Mr. Metcalf said that at the second meeting the Commission expressed concern with the canopy, blending with the neighborhood, and the sign. The color schemes and styles for the surrounding neighborhoods have been matched to male this site aesthetically pleasing and to blend with the surrounding neighborhood. He showed the Commission what the proposed canopy would look lily, and said that this too would blend with the neighborhood. He said that the owner recognized that the majority of his customers would be passer-by traffic and pedestrians from neighborhoods, so he did not feel that he would need to attract additional traffic from other roadways. The only sign would be on the canopy since no unattached signs are allowed in this zoning district. Chairman Fife asked if the height of the canopy would exceed the height of the building. Mr. Metcalf said that the peals it would not. Commissioner Mooney asked Mr. Metcalf about security lighting in the rear of the building where the dumpsters would be. Mr. Metcalf said that this issue could be addressed. Commissioner Horl n asked for clarification of where the berms would be placed. Mr. Metcalf said that the ordinance requires screening of parking so they were proposing 2 foot berms with shrubs placed on top of the berms. Commissioner Horl n asked if there was a way to screen the parking in a more natural way instead of the berms beginning and ending at each parking area. Mr. Metcalf felt there could be a way to accommodate this. Denise Bryant, 2604 Clarwood Court, the manager of the Heritage at Dartmouth apartments, told the Commission that this would be convenient to her residents since approximately 13 of the residents in this complex were disabled. The applicant is proposing a pedestrian walkway that would male it safe for her residents to get to a store without putting themselves at risk by crossing over Texas Avenue to go to the nearest existing store. She also said that there were times when some of her residents ran out of gas in their cars trying to get to a gas station. Chairman Fife closed the public hearing. Commissioner Moony moved to approve the request. Commissioner Floyd seconded the motion. Commissioner Floyd asked to amend the motion with the request that security lighting is provided for the rear of the building, and to change the landscaping plans to male the berms look more natural with a mixture of plants instead of the uniformed line formation. Commissioner Horin seconded the amendment to the motion, which passed unopposed 4-0. P&ZMinutes May 18, 2000 Page 5 of Commissioner Mooney said that he had been in support of this development at the past meetings because of the convenience to the neighborhood and upcoming developments in the area. Commissioner Floyd commended the applicant for his cooperation with the concerns the Commission expressed at previous meetings. Commissioner Hrin was previously concerned with aesthetics of the development and he is pleased with this proposal. Chairman Fife called for the vote, and the motion to approve the request passed unopposed 4-0. AGENDA ITEM NO. : Update to the Commission of any new Minor or Amending Plats approved by Staff. None. AGENDA ITEM NO. 6: Discussion of future agenda hems. None. AGENDA ITEM NO. 7: Adjourn. Commissioner Floyd moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Mooney seconded the motion, which passed unopposed 4-0. APPROVED: ATTEST: Chairman, Wayne Fife Staff Assistant, Debra Charanza P&ZMinutes May 18, 2000 Page 6 of