Loading...
HomeMy WebLinkAbout08/19/1999 - Minutes - Planning & Zoning CommissionMINUTES Planning and Zoning Commission • CITY OF COLLEGE STATION, TEXAS August 19, 1999 7:00 P.M. COMMISSIONERS PRESENT: Chairman Rife, Commissioners Warren, Kaiser, Horlen and Mooney. COMMISSIONERS ABSENT: Commissioners Parker and Floyd. COUNCIL MEMBERS PRESENT: Council Members Massey, Maloney, and Silvia. STAFF PRESENT: Director of Development Services Callaway, Staff Assistant Charanza, Staff Planner Jimmerson, Assistant Development Coordinator George, Stall' Planner Anderson, City Planner Kee, and Assistant City Attorney Nemcik. AGENDA ITEM NO. 1: Hear visitors • There was no one present wishing to address the Commission with planning and zoning issues. The following items approved by common consent AGENDA ITEM N0.2: Consent Agenda. Agenda Item No. 2.1: Approved the minutes from the Workshop Meeting held on August 5, 1999. Agenda Item No. 2.2: Approved the minutes from the Regular Meeting held on August 5, 1999. Agenda Item No. 2.3: Approved the Final Plat of 4.232 acres, Alexandria Phase 3-A, located west of Phase 1, which is adjacent to the Springbrook-Oakgrove Subdivision. (99-238) REGULAR AGENDA AGENDA ITEM NO. 3: Public hearing and consideration of a Conditional Use Permit, site plan only, for a dance studio to be located in the shared building of ABC Pest Control at 4202 A&B South Highway 6. (99-716) Staff Planner Anderson presented the staff report and explained that the use of a dance studio at this • location was approved at the August 5, 1999 meeting. The request is for the approval of a revised parking lot plan of the ABC Aggieland Pest Control Building. The applicant is proposing to remodel a vacant lease space on the north side of the ABC Pest Control building for the use of a dance studio. P&Z Minutes August 19, 1999 Page 1 of 6 The applicant's proposed dance studio would use 2184 sq. ft of the total 5000 sq. ft of the existing building. The subject site is zoned C-N Neighborhood Commercial, which requires the Commission's approval. In order to approve the use and site plan of a C-N proposal, the Commission must find that • the purpose of the district is met. The Zoning Ordinance states the purpose of this district as follows: This district provides small commercial sites for residential convenience goods and service businesses. No use shall be allowed which would adversely affect the health, safety, welfare, or residential character of the neighborhood. The use shall be a low traffic generator and shall not create any noise, light, or odors abnormal to the neighborhood. No outside storage or display of goods or materials shall be allowed. The submitted parking lot plan is revised from the original plan for the ABC Building as approved in 1998. The revisions include: 1. An additional 15 parking spaces, 14 behind the building and 1 handicap space in the front. 2. Anew one-way drive aisle on the south end to provide access to the new parking spaces. 3. A 14 foot driveway onto Southern Plantation. The driveway is proposed to be an Exit-Right turn only access. This driveway would require a portion of the buffering wall along Southern Plantation to be removed. The buffering wall was a condition in the original parking lot plan approved in April 1998. 4. The additional parking required a detention pond to be constructed. The applicant proposes to place the pond on the north-end of the building. 5. The original storage space is gone. It is to be utilized in the proposed dance studio space. Ms. Anderson reminded the Commission that on August 5 of this year, the Commission approved the • use of the dance studio to be located in the vacant lease space of the ABC Pest Control Building. On April 16, 1998, the use and parking lot plan for the ABC Pest Control was granted approval for a pest control business in the 5,000 square foot one story office building. However, the proposed dance studio requires more parking and other consequential changes to be added to the original plan. Therefore, the applicant is not requesting approval of the revised parking lot plan. Staff recommended approval with all staff comments as well as the condition the applicant will identify the landscaping that is to be relocated and show new locations on a revised landscape plan. Commissioner Mooney asked if the remaining portion of the wall not being affected by the driveway is to remain. Ms. Anderson said that it was staff s understanding that this portion of the wall would remain. Commissioner Warren asked if there was a way to have an entrance/exit on the south side of the building, instead of removing a portion of the wall to accommodate an exit. Staff did not believe the property was large enough to allow turnaround within the parking area, and with the required addition of parking spaces another drainage facility would be required. Commissioner Mooney was concerned with the right-exit only being utilized correctly. He suggested the opening on Southern Plantation be relocated closer to the access road to allow the median to act as a barrier. • Chairman Rife opened the public hearing. P&Z Minutes August 19, 1999 Page 2 of 6 Randy McCarty, General Manager for ABC Pest and Lawn Services, explained that Homeowner's Association would replant the shrubs to be on each side of the exit. There will be signs to prohibit a left turn onto Southern Plantation. • Commissioner Mooney asked if the design of the driveway onto Southern Plantation could be curved to only allow the right-turn exit only (instead of relocating the drive closer to the access road). Mr. McCarty said that he would discuss this with the contractor. City Planner Kee said that City Standards exist for the development of right-turn only exits. Staff will assure the standards are met. Chairman Rife closed the public hearing. Commissioner Mooney moved to approve the Conditional Use Permit (Site Plan), with staff recommendations and with the condition that the exit onto Southern Plantation be oriented for aright- turn exit only. Commissioner Horlen seconded the motion, which passed unopposed 5-0. AGENDA ITEM NO. 4: Public hearing and consideration of a Final Amending Plat of 0.2464 acres -the southwest half of Lot 14, Block 1, F.S. Kapchinski Subdivision located at 1616-B Park Place Staff Planner Jimmerson presented the staff report and explained that the applicant built two dwelling units on the subject tract. These units were built in accordance with the Subdivision Regulations. The applicant is asking to subdivide the tract into two separate lots in order to sell the houses to two • separate buyers. The subject property is zoned R-1 Single Family Residential and this request would not be detrimental to the existing zoning. The Land Use Plan shows the area as single family high density (7-9 dwelling units per acre), and this request is in compliance with the land use plan. The proposed subdivision is in compliance with the City's Subdivision regulations with the exception for providing public utilities to each lot and access in accordance with city standards. The applicant is requesting a variance from both of these requirements. She explained that the subdivision regulations require a 25-foot right-of--way with a 20-foot wide paved alley section to Lot 14R-2. The City in the past has allowed the 25-foot right-of--way to be also designated as a private access easement or private right-of--way. A variances is requested to only provide a 13-foot private access easement with a 12-foot wide, 6-inch thick concrete driveway. This variance is requested because that is the maximum distance between the property line and the foundation of the house on Lot 14R-1. In discussions with the Fire Marshal, this should be sufficient to provide emergency services to both lots. Staff recommended approval of the final plat with the following variances: • A variance to the provision of public water and sewer lines to Lot 14R-2. Staff could support this variance if the utilities to Lot 14R-2 will be provided as private services lines through a private access and utility easement through Lot 14R-1. • A variance to the provision of access to lots in compliance with the subdivision regulations with the condition that a 12 foot concrete driveway be constructed within the 13 foot access easement from the Park Place right-of--way to the Lot line of 14R-2. • Commissioner Kaiser asked if there was a way staff could have caught this earlier in the process, possibly during the building permit process, to avoid this type of situation. Ms. Jimmerson reiterated P&Z Minutes August 19, 1999 Page 3 of 6 that the Subdivision Regulations allow more than one dwelling unit on each lot. The applicant was • aware of the risks of subdividing at the time of building. Commissioner Kaiser asked if building permits can be issued without appropriate access. Ms. Jimmerson explained that at the time, the buildings were going to be on one lot and the access was actually a service line. Mr. Kaiser was concerned about the process required for this type of situation. Chairman Rife asked what would happen if the requests for variances were denied, since the homes were already built and one is occupied. Ms. Jimmerson said that the applicant would not be able to sell the properties individually, they would be maintained as one ownership. Mr. Rife asked if these homes could be leased or rented by one owner. Ms. Jimmerson said that subdividing would not affect the leasing/renting rights. Chairman Rife opened the public hearing. Mr. Charlie Szabuniewicz, owner and builder of the property, explained that the tax rolls showed the subject properties were owned by two separate owners. When he approached the City, he was told that he could build these two homes as long as there was an access easement. He sold the front home, and went for permits for the second and was told by the City that this property was not subdivided prior to the Subdivision Regulations. He was informed of the new regulations after the second home was built. The driveway was constructed at a width of 14 feet wide with a 15-foot wide access. There is a maintenance agreement between the two owners. It was built according to alley specifications. He explained that the lots were too large, as they are currently platted. Most owners only maintain front • portions of the lots and the backs are overgrown. Commissioner Warren asked about the parking. Mr. Szabuniewicz said that there is space for four vehicles per house (each house is 4 bedroom and 2 '/2 bath). Mr. Szabuniewicz was asked what he saw as some of the development problems in the area, to which he replied that the tax rolls and the City's records conflicted. The tax rolls showed two separate owners, but the City said that the property was never subdivided. Mr. Lee Groce, 1632B Park Place, he had his concerns with the two separate structures built on a single lot. He had strong concerns with overcrowding in the neighborhood. He also felt this would cause a development trend in the area. He was against allowing this. Chairman Rife closed the public hearing. Commissioner Kaiser expressed his concerns that this has occurred and wanted staff to look into ways to prevent this from happening in the future. He wanted to know what the Commission's options were to avoid this review of the incidents on case by case. He felt there should be some type of policy to help eliminate this type of problem. City Planner Kee explained that multiple developments on single lots within the City are not unusual since it is in compliance with the Subdivision Regulations (as long as the lots meet minimum requirements). She suggested including a discussion item on a future agenda to determine Commission options and to define areas within the City that this type of situation could occur. P&Z Minutes August 19, 1999 Page 4 oj6 Commissioner Horlen moved to approve the final plat with the variances and staff s recommendations. Commissioner Mooney seconded the motion. • Most Commissioners felt that this needed to be reviewed to avoid difficult situations in the future. Some felt it would be unfair to deny this request since the homes were already constructed and the applicant was not told prior to building permit issuance. Chairman Rife called for the vote, and the motion to approve the final plat (and variances) passed 4-I; Commissioner Warren voted in opposition. AGENDA ITEM NO. 3: Presentation and discussion of the Greenways Master Plan. Presentation by the Brazos Greenways Council. Mr. Scott Schafer gave the presentation about Greenways. His presentation defined geenways and reviewed greenway areas within the City of College Station. Greenways was defined as linear corridors following natural or human made features that help control flooding, connect people and/or wildlife to places, provide trail based transportation and natural areas for beauty and recreation. Greenways also enhance and diversify economic development. He reviewed the Brazos Greenways Council's perceptions of what the Greenways Master Plan means for the Wolf Pen Creek District and the greater College Station. He said that the Wolf Pen Creek District had been an ongoing project for over ten years and development is on the rise. The plan indicates that the Wolf Pen Creek Corridor is one of the many greenway opportunities in the region. He explained that it was important to make well-informed decisions about the nature of the Wolf Pen Creek development, since the corridor is actually the first example of a greenway in the Community. He described the WPC corridor as an urban greenway, • because of its uniqueness as a business district and recreation area. He talked about the use of the creek as a natural resource. Some of the Greenway design considerations and suggestions were be to maintain established trees and other vegetation as a top priority in all site plans. A wide vegetated buffer between development (concrete) and the existing creek is important. A suggestion was to use the creek as a system by using the natural channel and reinforcing sparingly with natural materials or non-structural methods. Agenda Item No. 8: Discussion of future agenda items. The Commissioners asked if staff could include on a future agenda, an item addressing redevelopment issues and density. This interest developed during the Agenda Item No. 4 when discussing the multiple homes constructed on single lots. They desired to discussed neighborhood integrity, redevelopment pressures, and congestion of similar circumstances. They wished to determine alternatives to these types of issues. City Planner Kee said that Staff would include an item on a future agenda for discussion of these concerns. Commissioner Kaiser asked about the preservation of trees as required by the landscape ordinance. He felt it was not right to give the same amount of points for replanted trees as given to larger trees already in existence. • P&Z Minutes August 19, 1999 Page S oj6 AGENDA ITEM NO. 9: Adjourn. • Commissioner Warren moved to adjourn the meeting of the Planning and Zoning Commission. Commissioner Kaiser seconded the motion, which passed unopposed (5-0) ATTE~S,,T~~:,,, r ~~- ~~L~ V Vr~''~% t Gt r~ '~. Staff Assistant, Debra Charanza • P&Z Minutes August 19, 1999 Page 6 of 6 • • ~~ L_J Manning ~' Zoning Commission Guest ~,e~ister Date (~. ' "1_~ 7~ame ;~tcfrfress - ~ s ~' 4 f l S. ~~~(i t C` ,) C I .l ~T r ~~~ ~\ t, w 6. s. 9. 10. 11. 12, 13. 14. IS. 16. 17. I8. 19. 20. 21. 22. 23, 24. 25.