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P&Z resumes after two-month break

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The Navasota Planning and Zoning Commission (P&Z) met Thursday, May 14, their first meeting since March 12. Social distancing recommendations were observed while commissioners approved two preliminary site plans, a development plan and amended the zoning ordinance to clarify set-back requirements.

Car wash plans move forward

Developer Jim Kolkhorst’s preliminary site plans for the Squeaky Clean Car Wash at 1685 E. Washington Avenue received P&Z approval.

Danny Meekins, Kolkhorst’s partner in the project said, “It’s a full-service car wash and will have attendants, similar to what you see in Bryan, conveyorized where the guys prep your car going in. It’s automatic dry off, free vacuums. We’ll have a monthly plan with unlimited washes, or you can do individual washes as well. It’s similar to what you see in College Station, a little smaller in scale but something we’ve been working on about a year now.”

The car wash will be situated between Burger King and the Subway strip center and accessed from Washington Avenue. Responding to questions

Responding to questions about noise, Meekins said, “It should be minimal. That was one thing we were concerned with, especially on the dryers. The dryers that we’re putting in are very low decibel. They’re probably 65 to 70.”

According to Meekins, the hours of operation will be 7 a.m. – 7 p.m. Garage doors at both ends of the enclosed facility will prevent access afterhours.

MidSouth to open new member office

Mid-South Electric Coop‘s preliminary site plan for a new member services office building development at 9409 Highway 6 Loop South in the Dove Crossing Commercial Center was approved as well as a fee-in-lieu of sidewalk installation.

According to Community Development Director Lupe Diosdado, the fee-in-lieu of totals $12,573 for the 349.25 linear feet by 6-feet wide using the City’s $6.00 per square foot requirement.

On hand via YouTube Live to answer commissioners’ questions were Karl Stickley and Bill Bontempe with C.H. Guernsey & Co. and Troy Morris, MidSouth senior vice president.

Navasota Abstract submits plan

After a public hearing with no comments against, commissioners approved a development plan submitted by Jennifer Fultz for a Navasota Abstract & Title Co., Inc. professional office at 1400 E. Washington Avenue in the Overlay District. According to Overlay District requirements, a development must be approved before a permit for construction can be issued and it must “respect the positive image of the established cultural and historic aspects of the district.”

The new freestanding office building will be constructed adjacent to and detached from the existing Fultz & Fultz Law Firm, and next to the existing garage on the south side.

Fultz told commissioners, “Part of the goal is to keep it in line with the current look of the property and not too much like a professional building. It can be converted, if need be, in the future.”

Setbacks amended

After a public hearing with no comments for or against, commissioners approved amending Chapter 14 Zoning, to read that setbacks in B-1 General Business District must conform to the abutting or nearest residential setback. In the R-2 and R-3 residential districts, the setback was established at 7-foot (consistent with R-1A) with 15-feet for corner lots.

Diosdado said, “The first amendment is under B-1 General. If someone wanted to build a home in a B-1 District, a single dwelling is allowed, but when it comes to setbacks it’s not really clear what setbacks apply. In B-1, the setbacks are 15-foot buffers in between structures in the rear, but that doesn’t apply to a home because you wouldn’t want a home built on the rear property line if a structure was 15 feet away.”

The second amendment was prompted by the number of variance requests in R-3 zoning where the setback requirements are the greater of 15-feet or 10% of the lot width. R-2 and R-3 are primarily in areas where the average lot size is 50’x100.’

According to Diosdado, the proposed amendment “would give those lots a little more room to build something on without having to go through the BOA (Board of Adjustment) process.”

Other business

Commissioners approved the March 5 and March 12 minutes.

Present were Dia Copeland, James Harris, Carolyn Katkoski, chairman Randy Peters, Patty Tokoly and Todd Wisner. Dr. John Walla was absent. Community Development Director Lupe Diosdado represented the City with Geoff Horn present as the quarterly city council liaison.

P&Z meets the second and fourth Thursday at 6 p.m. in city council chambers at 200 E. McAlpine Street. The schedule for P&Z meetings and meeting videos is available at