P&Z sides with residents
Examiner photo by Connie Clements: It was near standing room only in City Council chambers Aug. 26 when residents came to voice their concerns about a proposed urgent care center at 1595 E. Washington Avenue.
Examiner photo by Connie Clements: Lisa Binford was one of three residents “tired of fighting” but continuing to resist construction of commercial businesses adjacent to their homes.
After a public hearing Thursday, Aug. 26, with 14 comments against, Navasota’s Planning and Zoning Commission sided with residents 6-0 to deny a development plan for an urgent care center at 1595 E. Washington Avenue.
Commissioner Dia Copeland, former administrator at CHI St. Joseph Health Grimes Hospital and a co-author of the design standards for the Overlay District, opened discussion with a series of detailed questions.
She also moved to deny the request after an hour and a half of testimony, saying, “I feel that it does not meet the definition of a professional business as we designed in Article 10. Architecturally, the business does not meet the character of the historical district.”
Copeland referred to the presence of three existing healthcare providers, in particular CHI St. Joseph, which she described as “absolutely critical to our community.”
Copeland continued, “And last, and most important to me, is public opinion. I represent you guys and if you guys are opposed to this, this is what I’ve got to go with. I just have to stand on what you want me to stand on, and that is to be against it.”
Overlay district defined
The request to approve a development plan for Quick Visit Urgent Care was submitted by property owners Jon and Janice Crouch on behalf of Palm Development for property zoned R-1B Residential District, located in the Overlay District.
The boundaries of the Overlay District, on the north side of Washington Avenue, extend from Millican Street east to N. Post Oak and include the Crouch residence. On the south side, it extends from Nolan to S. Post Oak. It is a mix of residential and historic homes and permits specific types of businesses such as fine dining restaurants, bed-and-breakfast lodging and professional offices.
Development Services Director Lupe Diosdado said, “Per the Overlay District standards, medicine with up to four physicians is a permitted use; however, there are a number of different standards and requirements that must be considered by both Planning and Zoning and City Council if that use is to be approved.”
This marks the Crouch’s second request for commercial development of this property. Their first application, to rezone to B-1, General Business to allow construction of a Taco Bell, was denied by P&Z Aug. 8, 2019. It then failed to pass City Council Aug. 26 despite a majority vote of 3-2 in favor because of Texas law which requires a three-fourths (4-1) affirmative vote to override a P&Z negative recommendation.
Why Navasota?
According to Mark White, a partner in the Tennessee-based company, they have five locations in Texas with four more under construction. According to Palm’s website, one is slated for Madisonville.
Explaining why they picked Navasota, White said, “The company specializes in rural healthcare, basically towns of 15,000 or less, or even 10,000 or less. They look for markets that have a need for healthcare. They are a great asset to the community. They don’t replace your family. They don’t replace your specialist. They’re convenient care. They’re open seven days a week, but they’re open 8-8 Monday-Friday, 8-6 Saturday and 1-6 Sunday.”
White answered questions about ambulance use, staffing, hours of operation, and lighting but felt more specific medical or demographic questions were out of his expertise.
As to why this particular property, White said, “I wouldn’t be here if we hadn’t exhausted our options.”
Impact on quality of life, CHI
Without exception, Navasota newcomers echoed the sentiments of Julie Dierlam, who said, “We were drawn to Navasota by the beautiful old homes on Washington to the historical downtown. We looked at Waller, Hempstead, Magnolia, Montgomery and even Brenham. What we found in these towns were strip malls overtaking the small-town charm...”
Former council member and architect, Geoff Horn, a co-author of the Overlay standards with Copeland and Commissioner Patty Tokoly, has also designed medical facilities. Horn said the City lacked the knowledge to determine if this medical facility fits the definition of a professional office which could lead to unforeseen consequences.
Horn continued, “Only the State Department of Health and Human Services defines what an urgent care clinic is, what a free-standing emergency room is, a hospital is…and an urgent care is not a professional building.”
For Lauren Julian, Diane Ward and Lisa Binford who abut 1595 E. Washington, this is their second time to fight attempts to bring business next to their property, the first being Taco Bell.
Julian supports the urgent care where it’s needed but said, “I’m tired of fighting this.”
Binford questioned what happens if the clinic fails and closes. A Post Oak Street resident said traffic turning around on their dead-end street increased after Burger King opened and fears there will be even more if the urgent care is approved.
Rhonda Wilson, said, “Don’t destroy Navasota over dollars coming here.”
Kurt Sunderman, CHI St. Joseph Health Grimes Hospital administrator, said, “The more providers you put into a community, the smaller the piece of pie you get financially. For us to continue to be a strong presence in Navasota and Grimes County, we’re always looking at what that next threat is to reduce our revenues. This does concern me.”
The 31-space parking lot raised a flag for Commissioner Todd Wisner who said, “Obviously, you think you’re going to have a reasonable amount of traffic in order to run that clinic. That concerns me as well.”
Addressing available property on the west side, Commissioner James Harris said River Haven owner James Havens told P&Z that he would donate land for a medical facility.
Harris’ comment was confirmed in the Jan. 29, 2020, Examiner article about the Jan. 23 P&Z meeting where “Havens’ discussed his desire for an urgent care facility on the west side of the railroad tracks and said that he was willing to donate a section of land for a 24-hour healthcare facility.”
Supporting an urgent care on the growing west side, others pointed to the presence of the airport and athletic facilities and potential delays at the railroad tracks which could cost lives.
Other business
Commissioners approved the preliminary site plan submitted by Navasota Venture LLC for development of the Team Elliott Ford Navasota automotive dealership along SH 6 and payment of the $12,960 fee-in-lieu of sidewalk installation.
Before adjourning, commissioners approved the Aug. 12 meeting minutes.
Present were commissioners Dia Copeland, James Harris, Carolyn Katkoski, Patty Tokoly, Vice Chairman Dr. John Walla, and Todd Wisner. Randy Peters was absent. Diosdado represented the City of Navasota with Pattie Pederson as 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 meeting video can be viewed in its entirety at https://www.navasotatx.gov/planning-zoning-commission.