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HomeMy WebLinkAbout11/16/2000 - Minutes - Planning & Zoning CommissionMINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS November 16, 2000 6:30 P. Me COMMISSIONERS PRESENT: Commissioners Mooney, Floyd, Harris, Happ, H rl n, and Williams. COMMISSIONERS ABSENT: Commissioner Warren. COUNCIL MEMBERS PRESENT: Council Member Mal n y STAFF PRESENT: Economic Development Director Kim Faust Senior E Analyst Charles Wood, Staff Planners Jimmrsn, Laau, Hitchcock and Hill, Assistant City Engineer Mayo, Graduate Engineer Thompson, Engineer Vennochl., Transportation Planner Hard, Assistant City Attorney Anderson, Director of Development Services Callaway, Neighborhood Senior Planner Battle and Planner Intern Flannery, City Planner I, Development Review Manager Ruiz and Assistant Development Coordinator George, and Staff Assistant Hazlett. AGENDA ITEM N. 1: Hear visitors There were no visitors present wishing to address the Commission. AGENDA ITEM N. : Consent Agenda ThefoLlowing items were approved i y common consent. Agenda Item N. .1: 2.1 Approved the minutes from the Regular Meeting held on November 6, 2000. 2.2 Approved the Final Plat for 50 PIT -H Planned Development Housing lots on 23.44 acres in Castlegate Subdivision Section 1, Phase 1, located north of Greens Prairie Road and west of proposed State Highway 4. -175) 2.3 Approved the Final Plat for G reensworld Phase 3 located 550 feet southeast of University Drive along Harvey Mitchell Parkway. -157) P&ZMinutes November 16, 2000 Page I of 2.4 Removed from the Consent Agenda and included with the Regular Agenda Item No. 5 the Preliminary Plat for Steeplechase Subdivision Phase 7 consisting of 32 lots on 3.69 acres located approximately 244 feet east of Welborn Road, north of Navarro Drive, and just east of Steeplechase Subdivision Phase 3. (00 -191) 2.5 Removed from the Consent Agenda the Final Plat for Stone Forest Subdivision in the Texas Centroid Ranch consisting of 60 lots on 24.38 acres located south of Greens Prairie Road, east of Lakeway Drive and north of Pebble Creek Subdivision Phase 5. (00 -195) 2.6 Approved the Preliminary Plat for Sun Meadows Subdivision consisting of 214 lots on 60.55 acres located north of Arnold Road. (00 -196) 2.7 Removed from the Consent Agenda the Replat for Henton Subdivision Lot 3 consisting of 3.25 acres located at Lincoln Avenue and west of Two Lincoln Place. (00 -197) REGULAR AGENDA AGENDA ITEM No. 2.5: Consideration of a Final Plat for Stone Forest Subdivision in the Texas Cntroid Ranch consisting of 60 lots on 24.38 acres located south of Greens Prairie Road, cast of Lalway Drive and north of Pebble Creep Subdivision Phase 5. 00 -195) Commissioner Floyd recommended a condition be added to the final plat to read " Upon the completion of the infrastructure on Phase 1, the fence is to be removed." The applicant, Mr. Joe Schultz, stated that it is the intent of the owner to remove the fence prior to any homes being built on the property. Commissioner Floyd motioned for approval of the Final Plat with the added condition as stated. Commissioner Horin seconded the motion. The motion carried 6-0. AGENDA ITEM No. .7: Consideration of a Fplat for Hnton Subdivision Lot 3 consisting of 3.25 acres located at Lincoln Avenue and west of Two Lincoln Place. 00 -197) Commissioner Floyd asked for clarification of the greenspace and if the rplat was in compliance with the PDD that was previously approved. Staff Plann Jimmrson stated that it was. Commissioner Floyd motioned for approval of the Fplat. Commissioner Harris seconded the motion. The motioned carried -o. AGENDA ITEM No. Consider request(s) for absence from meetings. Commissioner Floyd motioned to approve the absence request. Commissioner Horin seconded the motion. The motion carried 6-0. P&ZMinutes November 16, 2000 Page 2 of AGENDA ITEM NO. 4: Public hearing and consideration of a Conditional Use Permit to add dening unit for The Church in College Station located at 401 Dolyu*m*k at the corner of Dolyu*m*k and Pur ear Drive. (00-194 Staff Planner Hitchcock presented the staff report. The applicant requests a conditional use permit to build living quarters in the church meeting hall at 401 Dominik. The subject property is at the corner of Dominik and Puryear. The Rand Use Plan designates this area as Residential Attached (10-20 dwelling units /acre). The property is currently zoned R-6 Apartment Buildings /High Density zoning district. Undeveloped R -1 Single Family Residential to the north and developed R-2 Duplex Residential to the east abuts it. Developed -P Administrative - Professional and R-6 are to the south, and undeveloped C- Neighborhood Business is to the west. The building has frontage on Purear and Dminil, and tales access from D minik. The current Thoroughfare Plan classifies Dominik Drive as a major collector. The Church o College Station received its first Conditional Use Permit and site plan approval in 1978. Twenty -four parting spaces were approved, which would allow for a congregation of 120 members, though membership stood at 40 (the parting ratio in 1978 was one space per five seats). The Church was built in 1979. In 1984, a second CUP was granted for a portable building that was to be used for a children's meeting area. In 1991, a new CUP was granted for the expansion of the church to allow more room for the children. The applicant is proposing to convert approximately one -third of the existing church meeting hall into living space for a family that serves and ministers full -time for the church. with membership at 18, the Church felt some space currently used for church services would be better used as housing for a family active in the church. The family will live in the housing full -time and the space will not be rented as an apartment. with the conversion o f a portion of the building to an apartment, there will still be enough meeting hall space to allow for 203 people to attend services. Because membership had not grown (the congregation stood at , no new parting was required. The congregation size has not grown, so the church has conclud that the expand space would best be utilized as housing instead of meeting hall. Unless the public hearing brings to light any new information indicating potential negative impacts, Staff recommends approval. Commissioner Floyd asked if there were any parking complaints in regards to this property. Planner Hitchcock said there were none. Commissioner Horlen asked if there were any other local churches with residential facilities located in them. Commissioner Happ expressed concern over the possibility of the property being used as rental property in the future. Chairman Mooney clarified the fact that the occupant of the new dwelling would not be paying to occupy the dwelling space in the church. Planner Hitchcock confirmed this. Commissioner Horlen stated that it appears that they are trading services for the use of the living quarters. Planner Hitchcock said that this does appear to be a possibility. Chairman Mooney opened the public hearing. Chairman Mooney closed the public hearing. Commissioner Happ motioned to approve the Conditional Use Permit with the stipulation that the properly would not be used for rental property at any time. Commissioner Harris seconded the motion. The motion carried 4 -2 with Commissioners Horlen and Floyd voting in opposition. P&ZMinutes November 16, 2000 Page 3 of AGENDA ITEM NO. : Public Hearing and Consideration of a Rezoning for 3.698 acres located in Steeplechase Subdivision Phase 7 from R-3 Townhouse to PDD Planned Development. 192 Staff Planner Jimmersn presented the staff report and began by stating that the staff recommends approval of the rezoning request. She explained that the applicant is requesting this PIT -H rezoning t o allow for modifications to the I -3 tnhme zoning requirements. The I -3 zoning district has a set lot size of 2000sf and a minimum dimension requirement o f 20X100. Ms. Jimmers n stated that the applicant is proposing to meet the lot size requirement for the R-3 district, of 2000 SF and would like the flexibility to do it with different lot dimensions than those prescribed by the zoning o rdinance. This would be similar to the requirements for the R-1A and R-113 districts that do not have set minimum dimensions for lot width and depth. Additionally, the applicant would life to modify the setback requirements o f the interior lots to simplify the lot line layout for the project. Ms. Jimmers n reported that for those property lines they have in common with outside property ow ners they still intend to meet the standard R-3 setbacks. In this manner they do not infringe o n the adjacent property owner's open space or access to light, which are two of the purposes of setback requirements. She said in order to meet the standard setback requirements throughout the project the lot lines would have to extend into the parking areas and access ways, sometimes splitting one parking space between two lots. Even though these areas would be required to have parting easements, conflicts over use and maintenance could result. Ms. Jimmers n explained that in an attempt to encourage developers to move parking from in front of buildings, to alleviate congestion and traffic hazards, and to remove parking from public view, several different zoning districts offer the incentive of lesser setback. In the I -3 zoning district, exception listed in Table A,, albs lot line construction if access is provided to the rear of the buildings. This PIT -H request does include lot line construction without rear vehicular access to the lots. The applicant's proposal however, provides for more off- street parking than the Ordinance requires and the majority of parting spaces are screened from public view by the building layout. The purpose statement for the R-3 To nh me District states that: "This district contains land which is to be used for a unique type of dwelling, which is designed for individual ownership or ownership in group of single family attached residences constructed on individually platted lots." Ms. Jimmers n stated that the applicant believes that meeting the provisions of the ordinance would be an inefficient use of the land and that the proposed PIT -H project better meets the intent of the I -3 zoning district. Ms. Jimmerson reports that the Land Use Plan for the subdivision was essentially amended in 1998 with approval of the Steeplechase Master Development Plan. That plan showed duplex development north of Navarro with single family to the south. The plan also included a commercial area on the northeast corner of the Navarro/Wellborn intersection. The subject property was reflected as part of the commercial tract with a portion of it included in the duplex lots. The Land Use Plan was again essentially amended earlier this year, when some additional property to the north was incorporated into the commercial corner, and the subject property was approved for townhome use when the City rezoned the tract R -3. Ms. Jimmers n reports that the property is currently bordered to the vest by the -1 commercial tract on the corner, to the north by property zoned -, which has some existing residential use, to the east by R-2, , duplex, which is part of the Steeplechase Master Plan, to the south by R- and A-0. The R- is also part of the Steeplechase Development. She pointed out that the existing I -3 zoning district has a P&ZMinutes November 16, 2000 Page 4 of maximum density of 14 dwelling units per acre, but explained that the proposed project is comprised of approximately 3.5 acres, which would allow for up to 49 units. The 32 units proposed with this PIT- H rezoning result in a density of approximately 9 dwelling units per acre. The request is therefore in compliance with the Land Use Plan. In closing, Ms. Jimm rson stated that the City annexed this property in 1995. She said the developer originally master planned and rezoned the development in 1998. Earlier this year the developer added three additional acres adjacent to the existing commercial property, rezoning the corner piece to C -1 and this subject tract to R-3. . The applicant requested setback and lot dimension variances from ZBA on October ' 2000. ZBA denied the request. Commissioner Floyd asked if there were any elevations on the proposed development. He also asked if there were any landscape and screening plans. Ms. Jimm rson stated that this zoning district does not have specific requirements, but reminded the commission that there is going to be a buffing area that will be contained on the C -1 property based on the previous zoning request. Chairman Moony asked if it was possible to have a second curb cut and driveway along Navarro Drive. Ms. Jimm rson said that it would not be allowed based on the adjacent and opposite driveways and according to the driveway ordinance. Chairman Moony opened the public hearing. Mike McClure., 9262 Brookwater Circle, favors the rezoning and concurred with the statements made by staff. Commissioner Floyd asked Mr. McClure if lots 1 through 7 face Navarro and asked clarification on what is planned for the common area between lots 6 and 10. Mr. McClure explained that the area is the utility corridor and will be fenced. He also indicated that there would be some landscaping in the area to the east of the property along the lot line. Chairman Moony closed the public hearing. Commissioner Horin motioned to approve the rezoning request to FIT -H, to include the elevations. Commissioner Floyd seconded the motion and . The motion passed 6-0. AGENDA ITEM NO. .4: Consideration of a Preliminary Plat for Steeplechase Subdivision Phase 7 consisting of 32 lots on 3.69 aces located approximately 200 feet east of Welborn Road, north of Navarro Drive, and just east of Steeplechase Subdivision Phase 3. -191) This item was removed from the consent agenda and placed on the r agend in order to obtain approval of the rezoning prior to the commission moving upon the pr plat. Commissioner Horin motioned to approve the Preliminary Plat. Commissioner Floyd seconded the motion. The motion passed -o. AGENDA ITEM NO. : Public hearing and consideration of a Rezoning for the City of College Station consisting of 339 acres located on State Highway 6 South and Greens Prairie P&ZMinutes November 16, 2000 Page 5 of Road from -o Agricultural -open and R -1 Single Family Residential to M -1 Planned Industrial. ( 00-185) Staff Planner Jimmerson began the staff report by explaining that the City Council recently purchased this property with the intent of developing a new business park in this location. At this time, the proposal does not match the Land Use Plan for this area. However, the decision of the City Council to purchase this property is in effect, a decision to amend the Land Use Plan. Other areas of the Comprehensive Plan are in compliance. There will be a significant amount of greenway area that is going to be dedicated and can be used as buffering areas around the property. Kim Foutz, Economic and Community Development Director explained that the Business Park has been a success. She stated that there would only be two tracts left in this park once all of the tracts are consummated by City Council. This should tale place within the next year and a half. Ms. Foutz said that in their search for a new Class "" site the criteria included a site with minimum acreage, preferable inside the City limits, utilities, cost considerations, and access. An internal staff review was conducted which resulted in the Highway /Greens Prairie Site because of the fa access, utilities, size, and deelopability. The area 1s also undeveloped with the exception of a Church and the proposed former Pebble Hills, which is being developed out. She also indicated that there is over 9 0 acres of greenway buffer surrounding % of the property. A a result, the City Council authorized the purchase of 350 acres of land at Greens Prairie /Highway 6 at a cost of $3.8 million for the acquisition. The City Council has funded a master plan and phase 1 for the development. It is going to be a Class "" design, similar to the existing Business Park. There will be deed restrictions, a Business Center Advisory Board and design review board. Ms. Foutz explained that there is an incentive policy, which has been adopted by the City Council of some targeted industries. The zoning classification that was decided as being the most appropriate for the Business Park is M -1 Planned Industrial. Commissioner Floyd asked what opportunities would the public have for mating input during the master planning of this tract of land. Jim Callaway, Director, Development Services, explained that during previous developments by the City such as this, a master plan was made available to the public for viewing and input. Chairman Mooney asked if the currently existing greenway areas would be maintained. Ms. Foutz stated that was correct and that the City has engaged a surveyor to outline the specific areas and will be designated for greenway purposes. Commissioner Horlen, referring to the Thoroughfare Plan, asked if the current streets, Lakeway Drive that extends through this property, and Pebble Creep Drive, that comes across Greens Prairie and over to State Highway 6, are currently in the plans to continue or at least in the general area where they will be. Ms. Foutz stated that there is a plan to build out the transportation plan. There may be some shifting that would be worked through in the master plan. Chairman Mooney opened the public hearing. Mr. Draper, 4911 Firestone Drive, and member of Christ United Methodist Church, stated that the congregation of Christ United Methodist Church opposes the rezoning of this property. He explained that the current location of their Church was chosen four years ago because they were informed that the P&ZMinutes November 16, 2000 Page 6 of area would be a majo residential area. He said that an M- I zoning district could encompass a recycling facility and other industrial types. Also, the infrastructure of the site and the access road Dace it becomes a ono -way street, would create a negative impact on the area in regards to traffic. In closing, he asked the Commission, what does it mean for their Church in the future. Chairman Mooney closed the public hearing. Commissioner Hrin motioned for approval of the rezoning request. Commissioner Floyd seconded the motion. He stated that the building of the new road would be expedited with the development of the new Business Park in the area. Secondly, he explained that a Business Park next to the landfill will provide an additional buffer and gives us some assurance that the way this property is going to flow back into our community will be attractive. Finally, the better way to plan this type of project is through the master planning process with the citizen input to the City Council. Commissioner Happ stated that this should be an incentive in comparing this project with the greenways and walkways developed by the City in other areas such as the business park new to Pebble Creek Subdivision. He believes this will be an attraction, rather than a distraction. Chairman Mooney called the question. The motioned passed 6-0. AGENDA ITEM NO. 7: Public hearing and consideration of an amendment to Section 7.22 of Ordinance N. 1638, C-B Business Commercial, to allow commercial amusements as s Conditional Use. (00-200) City Planner Kee stated that there are certain uses that are allowed in certain zoning districts with the approval of the Commission through the Conditional Use Permit process. She explained that this process allows you to review certain uses and determine whether they are appropriate in specific locations sometimes with additional conditions placed on them and sometimes not. She pointed out that not all zones have the same Conditional Uses either. The C -B zoning district was created in 1991 as part of the University Drive Land Use Study and was created because University Drive was seen as a gateway to the community. She stated that the City felt there was a need for a commercial zoning district that had uses that were not as intense as those allowed in C -1 and that would be more compatible with the type of corridor that was envisioned along here which would be restaurants, office buildings, hotels and the like. In fact, the purpose statement says that the district is intended as an alternative to general commercial districts in areas where certain commercial uses may be appropriate but where more intense uses of the land may not be compatible with the surrounding character. Ms. Kee stated that when it was originally created, the C -B zone did not include commercial amusements either as a permitted use or as a conditional use. The zone was amended a few years ago and added convenient stores and gas stations to the list of conditional uses. Ms. Kee asked the commission to keep in mind that the C -B zone also allows a limited amount of outside business activity and is not as wide open as the C -1 zone. P&ZMinutes November 16, 2000 Page 7 of She stated that the request before the commission tonight is to add commercial amusements to the list of conditional uses in only the C -B zoning district. She explained that the owners of Champion Fire Arms wants to expand and relocate their business to the Village Shopping Center, which is on the corner of Tarrow and University Drive and is currently zoned C -B. The applicant also would like to open an indoor shooting range in the new location. Ms. Kee stated that an indoor shooting range is defined as a commercial amusement. In closing, Ms. Kee explained that in approving the amendment to the ordinance, one item would be added to the conditional uses list in the C-B zoning and that would commercial amusements, or the commission could specify indoor shooting ranges or anything from that list which would provide the process for an applicant to come before the commission and apply for a conditional use permit for an indoor shooting range at this location. Chairman Mooney opened the public hearing. Mike Gentry, 8703 Appomattox Drive, provided the Commission with a picture of the center and the actual location of the facility. He stated that the owners of Champion Fire Arms have been working very closely with the National Rifle Association and intend to build the shooting range in full compliance with the NRA guidelines and also plans to have a representative inspect the plans. Safety and sound control is a major area of concern for them. He encouraged the Commission to favorably consider the request. Commissioner Horlen asked for clarification in the conditional use of commercial amusements rather than indoor shooting range facilities. Mr. Gentry stated that it does not matter how the amendment to the ordinance is changed. John Clary, 504 Crescent, Bryan, Texas, stated that the applicant has an impeccable reputation. Mr. Clary said that he is very excited about the gun range and the current technology. He indicated that there are fire departments and police departments in other cities that come to College Station for various seminars and training programs that would use the facility. He believes the economic impact would be an added incentive for the City. Commissioner Floyd asked if the facility would meet the State of Texas Requirements so our police officers could accomplish their periodic range tests. Commissioner Happ asked what caliber of weapon will the range accommod and if the range would be used to scope in weapons, used for archery or a rifle range. Mr. Stoltz, owner of Champion Fire Arms, stated that there are no plans to use the facility to scope in weapons, use for archery or as a rifle range. He stated that it would be used for handguns only. Benito Flores - Meath, 901 Val Verde stated that the community needs a safe practice range. However, he stated that this should be a conditional use rather than a permitted use. He is concerned about approving the C -, which would allow any bind of amusement. He stated that it should be specified as a shooting or practice range only and as a conditional use. Mile Luther, 614 welsh Avenue, stated that he supports the shooting range as long as it is in one location and does not affect everything else in the City. He also feels that it is badly needed so the residents of Bryan and College Station could learn to properly handle and take care of fire arms. P&ZMinutes November 16, 2000 Page 8 of Chairman Mooney closed the public hearing. Chairman Harris motioned for the amendment to the ordinance to include an indoor shooting range as a conditional use under the C-B zoning. Commissioner Horin seconded the motion. The motion passed 6-0. AGENDA ITEM NO. 8: Discussion of future agenda items. No future agenda items were submitted at this time. AGENDA ITEM N. Adjourn. Commissioner Happ motioned to adjourn the meeting, which was seconded by Commissioner Harris. The motion carried -. The meeting adjourned. APPROVED: ATTEST: Chairman, Karl Mooney Staff Assistant, Susan Hazlett P&ZMinutes November 16, 2000 Page 9 of