HomeMy WebLinkAboutMiscellaneous
Printed by Joey Dunn
3/31/95
8:15am
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From: Sabina Kuenzel
To : MaryMarget Sexton
Subject: fwd: globe
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---NO' TE" -........;.----.;...;.--------.......----~ 3' /3 0./.' 95' ......---.4 · '3' 4..p...m..... . ---------..;.-..;.-.-.;..-----------------------------=---------=... ============. =====
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CC: JaneKee,Joey Dunn, Tom Brymer
. .. . . . . . . . . . . . . . . .. . .. . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .. .. . . . . . . . . .. . . . . . . . . . . . .
hi! just thoughti'd let you know that we are getting sort of breathed on
down our neck>soverhere. the property owner {paul clarke) wants to know if
he even should pursuenightclubestablishl1lents or not. your answer is
critical in that we do not believer that another cup for the same location
will be successful. so the property either has some legal right attached to
it due to a previous decision or we can say bye-bye, baby. (what's your
sign and do yonaome here often?)
F"w.., d,. -by'. · -Ma'ry" M. a. r'. g'.' e. .t---S...e....-3.. /3.' 0'/'95' "--4. 48.p..m........-.---------------------------..;.------......-...:....----------------..;.-----......------
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Fwd to: Sabina Kuenzel
CC: Jane Kee,Joey Dunn, Tom Brymer
. . . . . .. . . . . . . . . . . .. . .. . . . . .. . . . ... . . . . .. . . . . . . . . . 0 . . . . . . .. . . .... . . . .. . . . . . .. . . . .
Well here's the bad news: I've been beating my head against the research
wall for about three hours now and I haven't found any answers. I even
enlisted Pete's and Roxanne's help and we just haven't found that golden
case that will solve our problems. I'm going to get on Westlaw and do a
computer search ina few minutes.
Here's the other bad news: I'm not going to be around tomorrow (court
appearances and the like). I can do some more on Monday and, best of all,
Cathy will be back and may be able to lend some useful insights.
HoW longhasMr41 Clarke been working on this and why does he need an answer
now, all of the sudden?
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Fwd to: MaryMarget Sexton
Cc: Jane Kee, Joey Dunn, Tom Brymer
41. . . .. . . .. . . . .. . . . .. . . .. . .. . .. . . . ... . . . . . .. . . . .. . . . . . . . . . . . . . . . . . . . . . . .. .. . . . . .
the stafford house is interested in the property. they are trying to meet
the next deadline. iwould think tho that we could wait until monday, being
as how we just missed a deadline.
FWd-by. .-M' .ar....yM..a.r..g....e..t-S.....e-3../.3.0/.9.5..;.--6..15pm---. ~------------------------------. --------.-------
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Fwd to: Sabina KUenzel
Cc: Jane Kee, Joey Dunn, Tom Brymer,
. . . . . . . . . ... . . . . . . .. . . . . .... .. .. . . ... 41 . . ... . .. . . . .. . . . ... . . . . ... . . . . .. . . . . . .. . . . . . .
I'll do as much as lean as soon as lean and let you 'know when I have an
answer 41
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THISISA FCETITIOt~, ,STARTED B~iTHERE8IDEI~TS OF OAl-=:: FOf;:EST MOBILE
HOME PARf<, AGAINSTFJUTTING f\~ A <NIGHT CLUB f~ffTHE SCt-JULMA~J SIX
THEA-rERLOCATION DUE TO THE LOLJD MUSIC LEVEL WE WOLiLD l-IAVE TO L.ISTEN
TOF'LUS TRASH.t~ BROt(EN>BEER BOTTLES It'-lOURYARDS, THE NOISE LElJEL
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HAV I NGTO COt'~TEt\lD WITH DR1JNI< PEOPLE' WALl::: I NG ARO!Jt-~D AT ALL I--IOURS OF
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CLJJB 'ra, BE F'UT NEXT TO "OlJJ;: COMtlU't'~ I T'\( c;
PLEASE UNDERSTAND YOU ARE UNDER NO OBLIGATION TO SIGN THIS PETITION,
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HOME F-~ARI< ,eGA INST F'tJTT ING ll\iA I'fI GHT ClJJB {;-r THESCt-1ULMAf'~ S I X
THEA~rER. .LOCATION,. DUE TIJTHE I_OLID'" MlJSIC. LE\lEL WE WDLil_D I-U~\IE TO L.ISTEN
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THIS I SA FeET IT! Ot", STARTED B~"THE RESI DENTS OFOAI< FOREST MOBILE
HOME PARt:::., ABA INST F'UTT I NG ll\iA" NIGHT CLUB f~ or THE. SCt-JULMAf\J SIX
THEA-rER LOCATION DUET'J.THE I_DUD MUSIC LE\,1EL WEWOWLD~IAVE TO L.ISTEN
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THEIRCARSZl ALSO PEOF'LEjJRINATlr~G AND\.lOMITlr~GIt-~ OUf;~\{ARDS A~~fD
HAVING TOCONTEt~JD WIT,H DR1JNI< PEOF:LE WALi<'1NG AROUt~JD AT ALL ..-lOURS OF
THE NIGHT.
~""""'.
It~ SIGNIt~6 Ti-IIS PETITION..YOUARESAYII'JG YOU DOt-40T WAt~T THIS ~~IGHT
CLJJB TO BEF'UT NEXT TOOtjR 'COMl"lU~..fITY"
F'l_EASE Ur~DERS,T AND/YOU AREIJNDER ,r-~O .. OBL! GATIOr~TO .8. r Gt\I, TH IS" F:ET I T I Or4 'i
Ir~DO I f\iG SO.,. ,I T. .IS> ,OF YOUR OWN FREE" WILL ' A~~D' WI '-HOiJT DJJRESS OR
F~RESSUF~EFROM, At.J'{ONE ~
NAME " ADDRESS PHONE #
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THIS IS .'A 'FeET IT Iotxl ,STARTED. BY THE RES I DEI~~TS OF OAI< FOft:EST MOBILE
HOME. PARt:::, AGAr NST "F'UTTING. I 1\; .,A.N I GHTCLIJB A.r .THE. ,.SCI-JULMAI'JS I x
THEA.rERLOCATIONDUE .T[lTHE f_OUDMUSIC LE\lEL IrlE WOLiLD I-IA\,IE TO L.ISTEN
TO FrL!JSTRASH.t~BROi<EN BEER BOTTLES IN OUR YARDS, 'THE t"OISE LE\,JEL
cor-t ItrJG FROtvt THE .'F'Af\~f::: 11\16. ,'LOT S!JCH. AS... PEQF'LE LAUGH I r~G, ~{ELL I I'-JG J
SQJJE AL I t~G; ,TALt( I NG. '.. LOIJD ,F I GHTIt;fG. tSL.At1M I t\lG DOORS".. F'EEL I t\lG OUT W I -TH
THEIR CARS = ALSO F'EOF'LE IjR It4ATIr~GPtND \lO~l I T I i'JG> I t-,! OUfl \{ AF~DS AI'-~D
HAV I NG -ro CO~~TEt~~D WI TH DRUNi< ,PEOF'LE. WALI< I ~~G AROIJt'JD AT ALl_ ..iOURS OF
Tt1E r~IGHT..
I t;f SIGN I t\lG TI-I I SPETIT IOf\f YOlJARE SA'l II'~G YOU DO f\-JOT ttJAt-4T THIS ~J I GHT
CLIJB TO BE F'UT NEXT TQotJR COtrl~lUi"~ ITY "
F.l_EASEUr~DERSTAND YOU' ,..ARE ' 'UI'JDER "., NO .',OBLI GA T I ON "TO. SIGN THIS F&ET I T I O~~ ,
It4 DOI~J.G SO, IT. IS OF YOUR OWN FREEWILL A~JDWI1-HOtJT DURESS OR
FcRESSURE FROM 'Arry~Or\lE ~
NAME ADDRESS PHONE #
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TI-IIS ISA F'ETITIOt\l, STA5~TED B'"iTHE R.ESIDEI\lTSOF OAt::: FOFt~EST MOBILE
HOMEF)ARf< ~ AGAINSTF'UTTIN6 ll\iA<NIGHTCLUBA'r THESCf-IULMAf'JSIX ,
THEA1-ER LOCATION DUE TO THE I_OUD>MU.SICLE\lELvJE WOULDt-tr~VE. TO L.ISTEN
TO F'.LUSTRASH,t~BROt(Et"BEER<BOTTLESIt\j OIJR YARDS,. THE.. t"OISE LE\,JEL
CO~lI NG FROf'rlTHEF'A6~~:~lNG. LOT SIJCHAS PEOF'LE ,LAUGt1It~G; ~-(E.LLING J
SQIJEALlt~G, TAL.(INGLOUD,FIGHrING,S[_At1Mrt.~GDOORS, F'EELING OUT WITH
THEIR CARS. ALSO PEOP'LE 'IJRlt;fATlr~GPtND>\,.10MITlr-.JG .Il~ OUR\{ARDS A~"D
HAVING TO CO~~TEt~JDWITHDRUNt::: PEOPLEWALt:::ING AROIJrJD AT ALL f-tOURS OF
Tt-lE NIGHT.
I t-J SI GN I t'\l6 Tf-I IS PEl. I T IOf\l YOU ARE SAY II\IG VOll DO ~~OT WAt;fTTHI S r-~ I GHT
CLUB TO BE PUT NEXT TOOURCOMMUNrTY~
Fll_EASE' Uf'~DERSTAND YOU ARE UI'~DER ",NO, · OBL I GAT I OrJ TO S I G~.1 Tti IS F&ET I T I Or-~ ,
I r~ } DO 11\1.8 SO =t IT I S OF YOUR OWr~ FREE WILL Af'~D WI THOtJT DURESS OR
F'RESSURE FROM At~YONE~
t~AtrlE, , " , ADDRESS, ,i; > FtHOr,.f~ e #
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i.$
'II il
IDENTS OF OAK FOREST MOBILE
CLUB f~ *[ THE SCi-IULMAt-~~ S I X
LEVEL WE WOULD HAVE TO LISTEN
OUR YARDS, THE NQISE LEVEL
PEOF:~_E' LAUGH I t~G ~' ~{ELL It\.i8;r}
St_At1t'1 I t\l8 DOORS F=EELI t~GTOUT W I "Tti
P!~\JD VOt':11 I T I I
tzJAt_~<I r~G AF~OUpJD
OUR. "tAf;:riS .AI'4D
AT .. ALL fiOURS OF
Ir~
SAYING YOU DO NOT WANT THIS NIGHT
COr~Ir-1U~J I T~{ r.
OBLIGATION TO SIGN
WILL AND WITHOUT
F~El- I T I Ot..~ 7
O~:
F~Hor~E #
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"':"_ ;,I<M'Hf ~..;fo"t>tl;Ito...........,., ,+'",""'" ""..._~ .\oU~''',~~, _~ ""'~IMtl>""'_ ~~, _~'P cot-_t- (<f"(_~ MI'I4l~=-._"" l'>>'h~"'_ 'M'I_....,,'C>!<"t !f_.....~ 'I.l:hIlo~ _,~,''!O'lt!lt'~.~"M~~<t-.';;l>AA1. '~_;qr_ ___ _t>..-. __~..~" ...t''''ff'~'''~ __ Cl('_"ll' _'*f~.J ~ __ ~~' ~ ~4' _....... __ __..--_ .,oli-61H"IU-oo'n>t"': "f"",,~ _~ ..:>Wr.o( W#MI& _'i...t ""..".... ..:rt'!.1o.&J ....\;M...~,.-M ..,.'''T,....-... ...w_ .........&'1 ....l'i.... ft._+
.(J. CL~~~~~tm~~~!fsAM
SepteJnber 2, 1993
Ms., Shirley' yolk
Cl,..,ty of COl,~ !,~e Station
P.o. Box 1960
College'Station, TX 77842
RE: KSK Entertainment, Former Schulman Theater, .226 Southwest Parkway
Dear Shirley:
Attached please find the information. requested by the City staff to supplement the site permit
and drainage plans previously submitted and approved by the City. The information requested
by the City, whichisiattached, includes the following: discussions of the typical drainage
patterns, erosion,problems, and maintenance and access design aspects. Additionally included,
are the curb detail, end-curb detail, and a completeddevelopm.ent application.
Mr. David Brochu of The Greenery has previously submitted a landscape plan in triplicate which
has been signed and approved by the City. Mr. Brochu was returned two,original signed.copies
of the plan and can provide the City a copy of one .of the original plans which was. previously
approved if needed. Please note that upon Mr. Brochu's advice we will not be installing the
landscape items which are new to the site for a few' weeks due to the very · hot temperatures
which would jeopardize the plants' vitality. I will in the next few days tender a cashier's check
in the amount of $3,800 to the City of College Station to secure the planting of the shrubs.
There-striping of the parking ,lot and fire lanes is underway at this time and hopefully this
should conclude all matters that needed to be addressed prior to approval of the site. It is my
understanding that KSKEntertainment plans loopen for business on or before September 9,
1993. Ifitis necessary for any further inspections of the site prior to commencement of their
operations and' 'approval of their Certificate of Occupancy I would like to have any such
inspections made to this site prior to or on September 7, 1993. In the event there are any
mistakes made this will give me a full day to rectify the same.! am not involved in, nor
responsible, for the building inspections or Certificate of Occupancy, just the site related aspects
of the project.
Should anything herein need clarification or should have any questions please do not hesitate to
contact me.
Kindest regards,
p,;;),~,~
/~ /' t.-
PaulJ. Clarke,CCIM
President
enclosures
3608 East 29th Street, Suite 100 · Bryan/College Station, Texas 77802 · 409/846.-4384 · Fax 409/846.-1461
9800 N. W. Freeway, Suite 203 · Houston, Texas 77092 · 713/681.-5876 · Fax 713/681.-5877
"Commerce
.. National Bank
Febmary24, ,,1993
SabmeKuenzel
Staff Planner
City of College ,Station
1101'" Texas, Avenne
College Station, TX '77'840
RE: Conditional,UsePermitat226SouthwestParkway
Dear ,Sabine:
I. am sorry Iliad sueba difficutl time jn .f~ehing · you .re~arding the. o1dScbutman Theater and
tbeconditionaluse . permit r~ueskXt.byKS:KEntertaillJnent fortb~property located at 226
SoutbwestParkWay..lplatl()f.lbeing attbemeetiagollThUfsday,. March 4, 1993,. but would
appreciate ',someprelifYlinary"itIfonnationregarding ,thisconditional'Dsepermit.
I would lite tolctl()W ""hoKSI< Entettaifmlent is~ inCludingthe~cture oftbe organization
whetb~rit isa'atttlel"Sbipt)fa~O!PtlOltiollandw~o<tb~principal individuals are. . Secondly, I
would .UlcetolalQw.\Vhattypeof elubope.rationfheyplanonhaving, as.it may.di1"ectly impact
propet1ieswbiqbC()mtner~liltat1ional~nowo\VIJS or may ownmtbe itJUnediatefuture which
is intheig~alvicini1foftbisproposednigbtclub. Yonrassistal1ce in this regard, prior to the
Marc "mee~...Woul(ibeappreciated.
lncerely y rs,
'llanW.Hds6lt
President & Chief Executiv'e Officer
AWH:mltb
RECEWED MAR 0 2 '993
24'05 Texas Avenue South P.O. Box 10089 College Station, Texas 77842 409/693-6930
~ TI-IIS IS MADE OF RECYCLED PAPER
nifi I-O~ WCU lU.~l
P. 02
TEXT SLIDE
THIS CASE WAS PRESENTED TO THE PLANNING AND ZONING COMMISSION
LAST MONTH AND FAILED BYA VOTE OF 3 TO 2. THE COMMISSIONERS
THAT VOTED TO DENY THE REQUEST DID SO BECAUSE 'OF A CONCERN FOR
THE NEIGHBORING TRAILER PARK. THESE ARE THE ISSUES THAT THEY DO
NOT FEEL HAVE BEEN ADEQUATELY ADDRESSED. . . .
SAM SLIDE
THE SITE IS ZONEDC-l GENERAL COMMERCIAL AND IS THE SITE OF THE
NOW VACANT SCHULMAN THEATER. DAY CARE CENTER WITH SOME OFFICES
TO THEEAST,TRA.ILERPARK TO THE SOUTH (AND YOU'LL NOTICE THAT A
PORTION OF THE PARKING LOT BACKS DIRECTLY UP TO THE TRAILER PARK)
WENDY'S AND THE WINN nIXIE SHOPPING CENTER.
SITE SHOT
THIS IS STANDING IN THAT REAR PORTION OF THE PARKING LOT LOOKING
AT THE TRAILER PARK.
SITE SHOT
HERE WE ARE STANDING WITH OUR BACK TO THE TRAILER PARK LOOKING AT
THE MAIN ENTRANCE TO THE THEATER. THE APPLICANT INTENDS TO USE
3700 SQUARE FEET FOR THE CLUB, WHICH IS THE CENTER PORTION OF THE
THEATER. THE ,TWO WINGS AT, THE END WILL REMAIN VACANT.
SITE ..,'SHOT
AT THE P&ZMEETING,SEVERAL RE.SIDENTSOF THE TRAILER PARK SPOKE
IN OPOSITION TO THIS REQUEST. MOST OF THEM REMEMBER THE EDGE
NIGHTCLUB' THAT' HAD BEEN INTHEWINN DIXIE SHOPPING CENTER AND HAD
CAUSED A NUMBER OF DISTURBANCES.
TEXT SLIDE
IN AN EFFORT TO ADDRESS THESE CONCERNS , THE APPLICANTS HAVE
OFFERED TO PUT UP A, SCREENING FENCE AND LINE IT WITH SHRUBS ON
THE TRAILER PARK' SIDE. THEY HAVE ALSO DISCUSSED PARKING LOT
MONITORING AND REGULAR CLEAN-UP OF LITTER. THESE ARE ALL
CONDITIONS THAT YOU HAVE THE AUTHORITY TO PLACE ON APPROVAL OF A
CONDITIONAL USE PERMIT.
TO ADDRESS SOUND DISTURBANCES FROM THE DANCE FLOOR, THE
APPLICANTS HAVE SUBMITTED AN ACOUSTICAL STUDY. THERE'S A COpy OF
IT IN YOUR PACKETS AND YOU SHOULD HAVE FOUND A COPY OF THE
SUMMARY LETTER AT YOUR PLACES.
THERE HAS BEEN AN · ,. UNUSUALLY HIGH. AMOUNT OF REPONSE TO THIS
REQUEST. IN.YOURPACKETS, THERE ARE LETTERS BOTH IN SUPPORT AND
IN OPOSTION. THE 'TRAILER PARK HAS SUBMITTED'A PETITION IN
OPOSITION .'
Printed by Joey Dunn
3/30/95
11:54am
~-'~~~~,~,~~~~~~,~~~~~~~~~~~~~-~~~~~~~~~~-~~~~-~~~-~~,~---~-~--~---------~-~------
From: 'Sabina Kuenzel
To : MaryMarget Sexton
Subject: fwd:oldrfla
~~~~~~~'-~~~~~~~~~~~~~~~~~-~~~~'~~~~~~'~~~~,~~~~-~~~~--~~~~~-~~~--~------~-------
--.;....,' ' NO' T, E----, -.......:.-......-,.,, ............., '.---,', ..-.;.."......"'",',',-,,., ,3' '/,', '3',,0' ',I" 9'".5"., '----, ',8" .4",', 5".,..am----------......-------------------------------
--- ---------------" '." '. ,.. "".."--.' . ' .", ,----------------------------~------------
CC: Jane Kee, JOey Dunn, Tom Brymer
. . . ...'. . . . .'. . .. . . ,.. ... .. . . . ., .. .. . .. . .' . . . . . . . . . .. . . .. . . . . '. . . . . . . . . . . . . . . . . . . . .
remember seve.ta1.weeks ago. }'o,u asked 11le if i . stiLL needed an. answer to that
old rfla on the "globe" l.lse.pElrmit? if ~relllE?mber cO:r-rectly, i said that it
would be nice to have.anansVler.for.~uturereference, buttha,tthis.is not a
pressing issue.. welll:!.ll, ~Ae~utureishere.. and theissueb;asbecome ..
pressing. we have someoneirterested.in putting a nightclu~backin there.
if there had not been.all the conditions placed on the usep;iermit, i would
let them use the buildingund.er the existing Use permit(f()1!Jequ.alitr~atment
reasons). however, the fact that the use permit, was tohavelianannual
:r-eview still bothers. me, and. if this is a legally detensibl~lqC)rd.i~i~onthat
does not butt up against vested rights protection, i will require <a.nother
cup be sought from this new individual.
whether or not t~isgoes backthru<the proces$ . is. .critical because the
public hearing was quite controversial and in fact went to council on
appeal.
F" W " d-b, y"., '-,' M, ,a'", 'r'y",M",a,,',r', ,.,g,', "e','"t. ." -"""8,,',.',e,, "~,"3"'",I' , '3". ,0,/.95,',-,---9',.,5'", "'7',.a'm-, '-, ' -, -, -, ,,---,' ---, ---, ,-,', '~-,----~--------, ----,-------
...... ,. . ~ .. ...' '. .. . ~ '.'-' " '. -......' ." '. ---------------------------------------
Fwd to: Sabina Kuenzel
CC: Jane Kee, Joey/Dunn, Tom Brymer
. . . .. . .. .. . . .. . .. .. . . . .. .. .. ... . . .. . . . . ..'. . . . . . . . . . . . . . .. . . . . . ... . . . . . . . . .. . . . . .
1111 look at it today. !'mobviously not as familiar ,with the situation as
you are, so what I.1Ido is look over what I have and then I may need to
,talk with you about it. I'm going to try to get a contract out this a.m.
and then'I'llget to ,it.
~.~~~~~-~-~~~~.~~~~~~~~~~,~~~,~~~~~~~.~~~~~,~~~~~-~~-~--,~~---'-~~-~-,-~-~-----------~
~~~. . ~... .~-q3-~~
It q:3-~"7()CoI'~~~l1 ,~;
~D~6~..
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lie. . ................... ...... ....... ...LJt1v/Eiq/'23-...Um'.......Q
------------------------------------------------------------------------------------
q~ ~'lO~
0ak Forest
MOBILE HOME PARK
Ma.f- ch 11, 1993
TO: F:l.anrii rIg ~': Zoni r~~..J Cornmi ssi CH'l Mernbet-s
P'Rot1:
Allen & Patty Swoboda
Proposed Nightclub in the
Theater
Re:
'.
As owners of bak Forest Mobile
the home ownerS living in Oak
would like to express our concern
c: (.:) n c1 i t: i CH~~ a 1 I_i se per" rn i t to C!P ei"~ ate
Schulman Theater location:
I r"i 1987 ~ a rli ghtcl Ltb v4as pe;....rni i:."te9w),
Shopping Center which is immediat '
S(:f'lL~ 1 [Bart l'r1eater' 1 (3,=a.t i (]i-i eo
nLti sance
We belie\le t~-!at
Tt1i S i=iarti ctl.lar
l-f,)::::= SC:t~L{ 1 friar}
Ltsing simi 12>,'-
bL~.i 1 d.i r~gs .3Jt"'e
bott-e bLi.ildi
t:; [1 1 C~ t~.~
b'/ -tile
the mobile
Mar"cr! 8ttl wi,ef1 t~he):'" di d thei F
eater location: In the first
they turned the volume of the
frequency sounds (base) could r:
flT-qm the theater. Insi d,:e one 01=1,'
frequency was recorded around 5~
We fnet
dE:A 1.~
We realize this is acceptable by the City Ordinance
standards, but a person would not be able to go to sleep
with this noise levelu We would compare the sound to what
.YOL~ t")/P i call ~Y' hear when someone dl~' i ves by wi th thei r car
stereo turned up=
301 KRENEK TAP ROAD . COLLEGE STATION, TEXAS 77840 . (409) 693-5206
0ak Forest
MOBilE HOME PARK
F'age 2
Planning & Zoning Members
While these tests were being taken some of the residents in
t'he nei ghb~Jr-floc.Hj, Wi-10 ~~et-'"e L~tea..~Jar"e ';-8..;hat
up looking for the source of the noise:
approximately 600 feet from the theater.
-talked i:c) peopl~e', !AJ,bG;ln~i \lE: "o'\/er l()(H) f
~~r-iO 'heard i.t in t~heir nome=
in
wet....e
that
6.::.~ Hz
dB
,an acceptable sound
vol ume o-f sOL\nd
to have their sound
control the sound level
duty" at the clLtb
flight. clL~b was
and told to lower
abOLtt an hOLU"" to
the citation=
disturbances which usually
Customers leaving a nightclub at
late hours are ~oncerned about disturbing the
neighborhood~ Squealing tir~s, honking horns and loud
abusive language is common around most nightclubs. In
addition some people don~t want to go home when the bar
c:1osesn Ir1 tr~e pa~3t t",02 na\r-'e ha.d {:Jectpl e wal ki r~g, t.r!F"'OLtgrl tr-!e
neighborhood, fighting, drinking and in general being an
unpredictable nuisance in the neighborhDod~ We realize the
club cannot be responsible for what goes on outside their
establishment, but they do attract these people to the area~
301 KRENEK TAP ROAD . COLLEGE STATION, TEXAS 77840 . (409) 693-5206
. ~
0ak Forest
MOBILE HOME PARK
Page 3
FClanning :!:: Zoning t~1ember's
In closing, t~e WCH~tl.d like to saY,~"tJe B.Fe apposed, to a
nightclub at this location because of its proximity to
:::::r.:.:?;
, is no way we can
c 1 ~_~b waul d be
residential neighborhoods and because
be guaranteed that the sound level
mai ntai ned at ar@ "ac:c:'ept~abl e 1 evellA
Since this hearing, is scheduled,f
during Spring Break, we will not
hearing~ Many of the residents nf
Park and the Brentwood subdivision
and will not be able to voice their
S i rlcer:el \ll1
All er1 ~.t f:r-t3 t: t Y
301 KRENEK TAP ROAD . COLLEGE STATION, TEXAS 77840 . (409) 693-5206
. I~/M
CS files lawsuit against nightclub:
'seeking to stop the noise' it creates
ByElizab'~th Sharp'
of the Eagl,e st~ff
, Complaints from area ,'residents re-
garcf.lrig "loud noise" ,prompted the 'city of
Co~ege'Stat1onto file a lawsuitagaJ.nst a
local ,nightclub.
The city filedthe suit-Wednesday after..
, noon against Man~d House. InG.and
Gary Seaback, doing business as The
Edge.', .
Th.~, petition seeks" a temporaIY :r;-e-
stralning ()rdertostop.the owners,agents
and e~ployees of thE? , club fn?musingthe
property at- 2~OlSotith 'J'exasAvenue:No.
D-I03as'adanceclub. '
:Th.esuit:a1sos~~ a temporaIY ,1njunc-
tit?n 'preventing use: of the premises as a
dance ,',cl~b ,'\lnW ~nnanentmeasures
are ta.kento:reduce the noise leveleman-
ating, from the club.'Also,a
,$l;OOO-per~day -judgment, is sought for
.~ach~ayfromNov. 1 that the club's 'noise
level:~ considered a nuisance.". .
',ASsis tant' QltyJ.\ttorneyMarianne
Banks ~~ it is not the cityt~ intention to
close down the club., "
"We-re really seeking to stop the noise,
which ,m~y'mean closing th'~"club"tem-
porarily," she said.
,Banks noted in'her petltlonthatthe
city began receiving complain~ in May
1987 abou~"the' noise level c,oming from
the 'club. During a20-monthperlod more
~ 100 'complaints copceming loud
music ,'coming, from the: club "were
receiv~d by Co~egestation officials.
She also 'notes inthepetltion'that while
Texas A&M students are on semester
bre.aks~ the city receives fewer calls con...
cemingnoise emitting froII1the club.
The' petition' claims ,that in February,
1988, Seaback received a citation from
the, city for disorderly conduct. by loud
noise ,because of the music coming from,
the club.
, InJ~ly. Seaback hired .anengineer to
conduct ;:1. studY,a1m~d a~reducing no~se
l~~ls. The petition. alleges' Seaback took
no 'action :, on 'the'.study'which showed'
that. the, "music beat em.anatlngfrom the
...' club Was 10u4 enough to be disturbing
at an hour beyond 9 p.m." ,
The, study ,also showed the volume of
tile noise ins,ide the "club was in excess of
!.QO, d~cibels and,'accorcling tq federal
's~~~~s.coulcl be a ,threat to hearing.
Seaback's a~om~y,'Eoland M. Searcy
'Jr.. declined to' cO~~Ilt on, the case
other than to say "We will contest it vigor-
,ously. "
Seaback could 'not be reached for
comment.
.. 4. , "., II tOri 8
C'S council'~ears com.plaints
about loud music . from club
..' ' .
By, Cathy Thomas
of the Eagle staff
, College Station. M~yor 'Larry Ringer ?n
Thursday, ,advised residents who are, dlS-,
turbed by loud m\Jsiccomjng.from:T~eEd.ge
'nightclub to file' a formal complaint With
police 'and, the Texas Alcoholic ,Beverage
Commission.
, "'We'do' need the individuals that are
bothered'by, this lornakethe:Gomp lai n,ts,n
Ringer said at the' city ,council meeting,.
A resident who ,owns a trailer home park
on Park Place Street, about 15 feet from' The
Edge, addressed the council ,to find outw~at
residents can do to get the nightclub to qUiet
down.
Acting City Manager Ron Ragland P?inted
out that since September only ,. two reSidents
have filed complaints with the police depart-
ment.
, Ragland 'said the club received a $150 fine
for one of the complaints and action on the
second has not beenqecided. '
In 'addition, Ragland 'said" the alcoholic.
beverage commission 'suspended~~eEdge ' s
liquor license for athree~daypenod.
, One of The Edge's managers said he was
not aware of the club's license being sus..
pended for' three. days. , ,.
Councilman Jim Gardner asked if It was
poss,ible for alleged noise, pollution to fall
under ,a clean..air ordinance.
Ringer said the council will try to get in-
formation, from the' alcoholic beverage, com-
mission about, what kind of action ,it can take
while City Attorney Cathy Locke will look
into whether the city c~n take any legal action
against the nightclub.,
The club's owner was not available for
comment,Thursday.Qne of the nightclub's
managers, Jack MacGregor.. declined com-
ment.
tn other action, Dick Birdwell, a city coun-
cil candidate in the city's May 7 election" told
the council that if it approved a ' rezoning
,ordinance that will change six lots on Spring
Loop from an administrative professional
zone to an apartment zone, it won ~t be pro-
tecting the character of the, neighborhood.
MAR-18-93 THU 10;39 ·
CLARKE AND,WYNDHAM
FAX NO.' 4098461461
Pear'Commissioner&,,'City~, Staff and Citizens of College Station:
My name is Riohard Benefiel. o\vner of the Wendy's restaurants in Btyan and College Station.
I am writing to convey in the strongest expression possible, my support for the proposed dance
club 'in the Plaza Three Facility on Southwest Parkway in College Station.
Wendy's is the nearest neighbor to the dance club itself. It is our opinion that the investment
being Jnade in the long vacated building wIll serve to benefit not only the owners of the building
but will pay dividends to all citizens of College Station in several ways. For instance, by
making the building productive again. the tax base grows; jobs are created and entertainment
services are provided. Additionally, by approving the Intended use our immediate neighborhood
is improved.~i~,areas,ranging from safety to aesthetics such as lawn care maintenance and
land scaping~"" ',/.;" '
~
For these and other reasons, I urge you to vote in favor of the proposed.dance club, I know as
the nearest neighbor to the building I extend the new owners my expression of welcome and
good luck.'
March 11, 1993
Planning .andZoning Commission
POBox 9960
College station,TX 77842
Dear Commissioners:
I am writing regarding a petition by KSK Entertainment. to open a
nightclub in the former Schulman Theater at 226 Southwest
Parkway. My mother is a resident of Oak Forest Mobile Home Park.
Her trailer is adjac~ntto the theater parking lot. Herbedroom
windowis.aboutthirtY,feet.fromthelot. I am very concerned
that the noise and lights from ,the vehicles. using the parking lot
will disturb my mother. I am also concerned for her safety and
the security of her trailer.
I understand thati. KSK Entertainment. is wi ).1 ing . to build af ence ,
butI.,.do 'not think that., would adequately solve','theproblem.
First of all, a fence would not block out all of the noise coming
from the parking lot and the club itself. Secondly, there are
many residents whq walk to the winnDixie shopping-center. A
fence would make this very difficult even with some sort of
ga te..
My main concern is the noise lev.el. I feel tha,t many of the
residents will have.. their sTeep Interrupted i>ecause oft-he. nature
of the establishment and the late closing hours. My mother is
very happy at Oak For.est.., put she is. very concerned about'the
possibility of a nightclub opening behind her: trailer. I only
ask that you put yourself in my shoes. Wouldyoufeel
comfortable if you had an elderly ,relative living in Oak Forest?
Since! am unable to. attend the meeting on March 18,,1993 I hope
you will take this into.. consideration before you make a final
decision.
Respectfully Yours,
c~. CQ~
Cheryl Quinlan
'It! U 11: 1 (
C lARKE'ANDirWYNDHAM
i;;F"~:X$~~ifr'" I 'a098461'46'l P, 02
817281sse1 P.02
q!2 '" 10Cp
9003A1RPORT FREEWAY
r
1
1
t
i
I apoioa!= forbein$loWable toatrend thi.$ meetiDSduF to out of'statebuslness.
..
To those QtusaUe.rrtivetoth$oont\nunity heartbeat, ~nege Station repre$M.ts a wonderful,
progressive 2liarJghlyintelligentpopu!acci' ,Itls ouropinio.tl that College Station hasthebrighrost
(pel' capita)futur~OraAycity ittAtnerlca. !
j
s
\Ve~ufCh~~d1t!i' pl'opertyi~&nizh;4titlft\Ol:t productive usewouldHetoCQDtinus as.lll1
etitertatnmcnt~lnpi~."~~p . ..... .'fi,tI.t1 r~l"Chin4ica~es we ~e.et the~ity requirements as they
f,,'e,',-, ate"'.',.,,u:r, ',"', ,', .,'".'."',' ,,0..., '" \1,."'".,'""",,'0,,, ',S.,,', · ,',',"""\Vf,,J ..,b..""";,.,."e.,."",:",.,.,=-.:"1",',,,ey,,,'',',',', 'C",., th, ID",,~,. ", tit, :m~,.ha,' '~"S"li",'""'.,',tO,",'"','"'",'.,.,',,,,,,me, &; ,'" '.'"',',D,, "~""'" ',r..,.., tb"lS,.",!oca,,' ",tlo,n, ',t,'".,'"o, ,ans,. e from an extended non ~
productive slumber nndas&m be acontnbutlnj!ute tr the ~ and sOC1albase,
1bQtc~Uroited$L~s1o looations~cattertdthrouJoutth~eitytoDtOvidequa1ityentertaitunent
to the bafdy,"Ork~ dtizentj'.A neaativevoteQn 1hi~locat.i6n wouldrepl'Csem aserio.us setbac.k to
our invtS"L,l.eJltgroup. , I
No sit. is. jngtop~~~ ~severyone!s c.oncJms. .but the Plaza 3 does betterthan mdst.
The b:l1dq. celns. n;9te t~q .a...~t~.fleld..ft~m.~i~enna1. oontpares. .favorably..to. m~st...fi~ht.
spo+.s .1~CoUeacStatlon, .r,i;. .... ... ..Cflt prd'Kma lottnomtpt'UlglUid clean-Up 'S. a. renantrequlferncfit m
aCFrdanc~'\tftlt Ute l~eagtoernent' . . ~-Dd ocea.'lS p~wclMltpal'ldngIs a !are hlxuryand safety
eMw"lCemelltattlus.$ttc. ..\V c ~yeryfavo~lY~I;~posedt<>addressingaJ I theconcems()f .our new
t,l",,~,., ~,8i,~,."i"b,"iO,_, .i,~,S, --, ,e "~"n"",i",'.,a,':-"",,d, ,.,th,.".""f.I"".,i":,, ,-,0, I.l",'.,'".",',..,'",',t..,o"'"",-""""",m,,,,..,'~,.,.,',~,.,",,'at,,' ',','."M-"',',',',ia,=",',',~,',."..,,.,",',",',',n",'"l".~",',t"l-,l,e,. ,..',n,:"O,ls, e"",o,-,~,~,>,.,.','.,..,",th,".',,', f,..,'",..,h", .u,','"",it,~ing, ,we, ',,'.',.,', at, ew, ),llin,S",,' to,.'hl1""il, d, an 8""" fo?t
stoo.kade ptlvaoybiiouna refleetl~.fence..A:lliiO) we ~e WIlling to proVldeexcessi~ landsoapmg to
beautify. andsound..buR'et the location. i
Ifprovidinttadditiona11atid,cap8buffer(Austrla pi~.tcd..tip pfoon1as:etQ.)onthe tra11erpark
side,' of tho T&CW1encc\vould prove~.etpfUl~wewouldbe ,aareeableto help ,acr;.omp1ish that
ntonetarily. . .. .1
Irttegatd toth$dl\)'~rereIltettwcateatsowiUltJ,go worl<: Viiththem to<address their coneems;
aut t~cyounS;adu1tsatttndihs ttdscottlplexwiU .be f'.a~hqua1ity.ExCQsslvecONumption of
alcohol \viII not betolerate4.
Dear,'Com.tn1ttee.~!embersana'Citizens:
In .summa.-y.1itme assWtlYou. w'taf~fi coopet'atlvenew~e.ighbor whowat1ts to provide an
cnto~:f7~~rnPt7xte~e ~(;:tyoi~lleseSUttlO~iwhi1eiaddressirl$ yOU( concerns and .
caP!UhzmgtneAoeatl0!1~d'.e ~~~practte~l,~ la1td101:dtothe newtenants, we \VlU
ViQr~.Vt~thyou}~ ~ss~7e'7mp, ...... ... '\ithnQis.~restn~ion8and prppet ~t behA~ior.....We too arc
most mr~lltec itl.lmprovlngtIWlfitesnt)'mter1ttn tho nei$hborhoodsmce thlspart of College
,
I
e,1:7281,ee:s :1
P.~~
,
,
i
. . . . . .. .. .1
Stationalonjwith. the ueipbonng \Volf Pen Cleek'con'idor is our CQtlcentmted focus of
invertment, developtnentand en..~rett'let\t." .1
Sincerely" t
1
January, 28 1993'
Sabine Kuenzel,
City Of College Station
P.O. Box 9960
College Station, 'Texas 77842
Dear Ms. Kuenzel:
In addition to filing for a Conditional Use Permit;
I would like. to submit the following information on
behalf ofKSK Entertainment, Inc.
The proposed use of the location will be in the
entertainment industry.'Live entertainent, bands,
and dancing will be the predominate attractions.
Liquor, beer, wine, and covercha\rgewi.llbe the
sources of revenue.
Hours Of operation are expected to be from 8:00 pm -
2:00am Wednesday thru Sunday. Expected number of
guests per week is 2000.
Our employee roster will n.umberabout twenty (20)' part time and
ten (10) full time em,ployees. Every person will be
TABC certified and trained.
By viewing our site plan, you can see that parking will
not be a problem. Another concern, that of noise, will
be minimal because of the distance from residential
areas, and the sound "proof walls of the theater .
With this information and enclosed application we
request to be placed on th,e agenda for City Council
meeting, February 18, 1993.
Sincerely,
V.S. Henderson III
Secretary
KSK Entertainment Inc.
VSH/pbg
Enclosure
PROJECT REVIE.W
To: CityCouncil
From: KSKEntertainment, Inc.
Date: Febr\lary25,1993
Regarding: Amendment'. ,to' Chapter 7, ..Section' 2
The increas,ingconcern of' noise levels, for nightclubs,
between .the hours.of'lO:OO pm. and,7:00am., are understood
and justified. The record of the past, for the area
involved ,showsthatexcessivenoi<se levels have caused
problems for the/mobile park housing area. These noise
problems were caused by high volume levels in an
insufficiEtntlyinsulatedbuilding. KSK Entertainment, Inc.
conducted a sound test of the old ,EDGE nightclub location,
with Caldwell Design Service (1-800-255-5097), and ,found the
following:
* 110 dB interior produced 80 dB exterior.
* High exterior dB caused' by poor insulation between
segments of tilt <wa.ll construction.
* Highest 'levels of noise escaped fr,om partially insulated
roof.
,* Roof acted as large drum head and vibrated tra i ler homes
only twenty (20) feet away.
* E,mergency exit<doorsallowedhigh levels of dB to escape
through cracks between door and sills.
* The level of ' dB at closest trailer was 70 dB (well over
the allowed 55 dB between 10:00 pm. and 7:00 am.
This test shows that proximity and proper insulation
are vital to]<:eep h.ighlevels .of/,noisefromescaping and
disrupting neighboring property. The Schulman Theater is
properly soundproofed to keep sound from one theater from
interrupting> the viewing ,audience in another theater. This
soundproof ,also applies to the.exterior.
This location will produce.highersound levels than a
theater but will be. adequately in,.sulated for nightclub
volu,mes . With the higher sound ,levels, exterior dB levels
will be higher. The distance, to the trailer pa,rk is far
enough that the higher sound ,leve'ls <will not be heard at
property lines or near the property lines.
Increased' s~Jund insulation willpe applied to,tilt wall
connections .'upon structural repair and entrance wall
construction will add extra insuilating mass to prevent sound
leaks. A privacy fence will be extended to add privacy and
a final sound obstacle. In addition, roof insulation can be
added, if during operation, dB levels exceed stated limits.
T~~1 you
1l~;t~/tnJoI
Vernell So I-Ienderson III
~:"
CLARKE.tWYNDHAM
REAL ESTATE INVESTMENT SERVICES
Dear. Mayor and Councilmen:
Please accept this as our formal appeal to the City Council' for aC'onditional Use Permit
on behalf of KSK Entertainment.
My nameisM.PatrickSiegert. I reside at 8701 Chippendale in College Station and I
am a lifelong resident of this community.
I am in favor of approval. for a conditional use permit for KSK Entertainment to be
located on theC-ICommercial zoned property at 226 Southwest ParkWay.
In recommending approval to you, I ask 'you to consider the following:
The location is properly zoned for a dance club, as a permitted use. Prior to several
years of non-productivity anddis-use, the building operated in the night-time entertainment area
as a movie theater. The proposed use is harmonious with the entertainment industry that it was
built to accommodate. The parking and site layout are more than adequate to accomm,odate city
requirements. .
On March 4, 1993 at a regularly scheduled meeting of the College Station Planning and
Zoning Commission (P&Z), a formal application for a Conditional Use Permit was discussed
by KSKEntertainment. Two special interest groups opposed the Conditional Use Permit, the
Oak Forest Trailer Park and the Wonder World day care center. Following considerable
discussion, the matter was tabled until March 18th. The request was denied by a vote of 2~3.
The subject property is owned by one of my partners and our firm has a' vested interest in the
project as well as a majority of the developable property in this particular area of town.
The mobile home, residents were rightfully upset about the past performancecoflceming
3608 East 29th Street, Suite, 100 - Bryan/College Station, Texas 77802 - 409/846--4384- Fax 409/846--1461
9800 ,N. W. Freeway, Suite 203 eHouston,Texas 77092 - 713/681--5876 · Fax 713/681..5877
Page 2 of 6
the unneighborly and inappropriate behavior by the. management and patrons of the former Edge
nightclub which was . located in the Winn Dixie shopping center, only 14 feet away from the
mobile homes. The music speakers which were located in this former nightclub were located
approximately 20 feet from the nearby mobile homes. The Edgenightclubwasth,e culprit of
past problems because the propped open rear door allowed music to flow to the mobile home
park unrestricted. Additionally, the night club allowed its patrons access totheiimobile home
park since there was no dividing fence or construction to prevent it. One mobile home resident
testified that a patron actually urinated in her front lawn. I believe any reasonable person would
have been upset bya combination of any or all of the aforementioned actions. Therefore, KSK
Entertainment engaged the respected engineering firm of Caldwell Design Service and John D.
Mays, Professional Engineer to conduct an independent evaluation to scientifically and
practically determine if the music from the proposed club would interfere in any way with the
health, welfare, or safety of the mobil home residents.
Their findings conclude that the building and distance through which the sound must
travel render the music inaudible when the music is played at the level suitable for a dance club.
Acoustical measurements were taken at the nearest property line to the source as well as actually
inside the mobil horneof a cooperating resident.
Further, the measurements were taken on a worst' possible case scenario. That is, the
building is a shell, not yet outfitted with insulating carpet, furniture, fixtures or equipment that
provide natural sound buffering. Secondl y, the speakers were directed toward the mobil home
park and not toward the dance floor as they wou14 be during club operation. And finally, the
large. openings' currently covered only by thin ply-wood allow the. sound to escape a very
Page 3 of 6
significant amount .more than actual operating conditions after the finish out of. the building and
the openings are treated with insulated glass brick.
Since the engineers report will be submitted to the commission ahd it is my understanding
that the engineer will personally testify tonight, it will not be necessary for me to elaborate on
the noise issue since it has been scientifically proven and documented that the proposed noise
level of the new nightclub will not be audible. within the mobile.home park, or violate the new
City Ordinance.
There exists an issue of trespassing by mobile home .residents coming and going to the
shopping center, since the area adjoining, the mobile home park currently -is unfenced.
Moreover, the vast majority of the area contiguous to the proposed nightclub site does not
actually adjoin property lines with the mobile home park. Only one small section ofparkin,g lot
does adjoin the park. We have contacted and acquired the permission of the property owner
adjoining the mobile home park, which has several acres of vacant land as a buffer zone, ,and
acquired permission to erect an eight foot high solid wood privacy fence. The style and height
of this fence should for practical purposes should stop any trespassing, and should additionally
buffer any parking lot, noise, and'screen any unsightliness that the mobile'home park residents
may see about the nightclub or the nightclub patrons see asuntasteful about the mobile home
park. If it is absolutely necessary, we have additionally offered to landscape the fence adjoining
these other two properties. ,At the P&Z meeting after the offer to erect the fence was made, a
woman'said 'she used the vacant property to take a shortcut to purchase groceries at the Winn
Dixie shopping center and that a fence would prevent them from doing so. Obviously, we can
not guarantee the mobile home park residents access to trespass on a third parties property;
Page 4 of6
however ,we offered to put a gate in the fence for their use to do so. This should answer any
concern about Parking lot activities hypothesized by trailer residents at the previous meeting.
In addition, an off-duty police officer will patrol the area during the club's operation and closing
hours. His responsibility will include insuring orderly conduct during ingress and egress at the
club.
The last significant issue by members of the commission and mobile home park addressed
the possibility of noise created by. vehicles leaving the parking lot to go home. It is my belief
that the fence, would prevent most of any potential noise .and certainly any headlight
inconvenience ,which . might be"caused by departing vehicles. This means that there would be
(1) a couple of acres of vacant land and (2) a parking lot before the eight foot fence to serve as
a buffer zone to the mobilebome park. If the back parking lot is to be closed, I would suggest
only closing half of it so. that a fence could be aesthetically constructed down the landscape
island in the middle of the parking lot. Since the amount of parking available is so numerous,
the loss of spaces will not affect the occupancy requirement.
The opposition directed ,from, the day care center owner concerned the security of their
janitorial staffat night. I do not feel that the janitorial staff at the day care center would be
subjected to any more lack of security or harm than any other building and I submit for your
consideration that perhaps security is actually improved by having an off-duty policeman as a
guard at the nightclub as opposed to a vandalized, dark, vacant building. I do not believe that
a fenced playground ,having visibility to a parking lot, is an issue. The parking lot of the day
care center and the parking lot of the nightclub location are not mutually exclusive as platted
since the savings and loan, Wendy's hamburgers, the Schulman theater, Ashford Square Office
Page 5 of6
Building, and the day .care all share reciprocal private access to the developments. As
previously mentioned, the nightclub has. a multiple of parking beyond what . the city.ordinances
require and far more than the nightclub perceives it's intended needs will require and therefore
it is not illogical. to assume that the patrons,' will not need to, park on any other. e:ntity's property ·
I believe the. issue of trash, which may be deposited by the patrons of t?e nightclub was
defused. But in the event it was not, please 'let me elaborate that the club's lease provides that
the tenant maintain the parking lot daily and that if the tenant can see that its p~trons' trash was
blown onto the,neighbor(s) property they are required to pick it up. It is worthy of noting that
many of, the mobile homes have trash and debris deposited upon our ,property,. and other
commercial properties. This includes a large gasoline storage tank, grocery carts, doghouses,
trash containers, and a six foot high trash pile created by a small group of the mobile home
residents. It is arguable that the mobile home park residents are required by city.ordinances to
be held to the' same trash and dumping standards;, however, weare prepared to clean up behind
these individuals.
I trust you can agree that we have gone to great lengths to pacify everyone's concerns,
some of which were legitimate and some of which were not. The on-site security officer should
help facilitate a quiet environment, but it is worth remembering that the movie theater let out
at approximately twelve thirty a.m. with very often.a full parking lot and that there were no
complaints to my knowledge concerning this. The property is currently zoned and available to
be used for any number of 24-houra day business operations without permission. The ingress
andegressofv:ehicles should not be a problem especially with a new fence and certainly not if
the back portion of the lot is restricted.
\\'^+
AGENDA ITEM '.COVER SHEET
ITEM SUBMITTED BY: Sabine Kuenzel, Staff Planner
IzwATf~~
ITEM:. Appeal of PStZdecision to <:iel1ya request fora Conditional Use Permit
for anightcl1.lbto Qpera.tein thevac.a.ntSchulmanTheater building.
COUNCILA.C'I'IONDESIRED:
SUPPORTING 'MATERIALS:
4.
1. Area map
2. Staff report
3. P&Z minutes
5. Letter of appeal
6. Letter submitted by Patty and Allan Swoboda
7.
8. Aco~stical, study
MEMORANDUM
TO:
FROM:
DATE:
Planning' and Zoning Commission
Sabine Kuel1zel,StaffPlanner1 ~
March 9, 1993
RE:
Schulman Theater Conditional Use' Permit
As you recall, the Commission tabled the request to turn. the Schulman Theater into a
nightclub. At the public hearing, several residents of the trailer home park that abuts the
subject site spoke.. in opposition. to the ", request, most ,of them remembering the
disturbances 'that were. caused by 'a similar club that had been located in the Winn. Dixie
Shopping Center.
TheP&Z tabled the requestin order to give the applicants the opportunity to address the
concerns raised by the trailer park residents. These issues included:
1. Noise disturbances from the sound system inside the club
2. N oisedisturbances from patrons in the parking lot after hours
3. Potential trespassers on trailer lot property
4. Hours of operation coinciding with those of the neighboring child care
facility
Included. in your packet, you will find an acoustical study of the, pro.posed noise levels
that the applicant has submitted.
At the last meeting, the Commission ,suggested a fence to.prevent trespassing.
After consultation with the City's. LegalDepartment,staffhasdeterrnined that the hours
of operation will be restricted by TABC, and the' City' cannot further restrict operational
aspects of the establishment.
Some of the student residents of the trailer park have requested that the Commission table
this item once again. Most of them will not be able to attend the meeting because of
Spring Break.
CODE e)F OR~DINAf\rC~ES
C.hapter 26 OFF-STREET PAt\RKING AND LOl-\DING.*
i-tRTICLE 1. IN G'ENERAL
Sec. 26-2. Defu1itions.
AuditollUln rnean.s a building
for public and/or priva.te ga.therings.
palts and supply store Ineans a building containing a facility for the sale of Illota!" vehicle parts. arld related items to the
public.
repair establisrunent means a retail establishment engaged in the sale of autonlob:ile ,fuel, motor oil or repair services
to the nonnal operation ofnlotor vehicles.
dealer meallS a buildulg containmg a facility for
display,. service fild retail sales or for the leasing of 111otOI
vehicles.
..;;":1? I{\.O
..JJ J.. _)1 ;10
Page 1 of2
CODE OF ()RDINANCES
C:hapter 26 OFF...S1'REE'r PARI ZING AND LOADING*
i\J?~TIC,LE I.
Sec. 26-2., Definitions.
:.:..:l21~vi QUS
BO'H1/ing aile)' means a building designed for playing the game ofbovvling.
nleans any structure or portion th.ereo4 \iVllich is bl1ilt, otherwise con.str.lcted, for the support, shelter or
enclosure of persons, animals, or property of aIlY kind.
Building materials or horne irnprovement store means a buildin.g=. Ute nlajor use of "\vhich is devoted to the sale of
hunber, tools, screvvs, nail.s,paint, painting m,aterials and related items.
Car 'iiJash (autornated) rneans a building containing facilities for vvashing more tb.an tvvo motorized vehicles USlllg
prodLlctiollline ruetllods vvith achaincoIlve~lor,blovver, steanl ,~leaning device or othe:rmechamcal devices.
Car "vash (all others) means a building for the washing of motorized vehicles.
busines.s districtor CBD means1hearea lllcluded arid bounded by Buffalo Bayou;) C.hrutress Street, Tex.as
f)o'\lvling Street, Hadley Street, HamiltoIlStreet, McGowen Street, Bagby Street, and Heiner Street as projected and
Sabine Street. Propelties s.treets are included in the district.
.An area that has:
(1) J.~ pelmarlent public transit system;
(2) Denl.onstrates a modal split in favor OfPliblic transportation;
(3) ft,Jl
level
public parking;
EquivaleIlt ofvehicu1ar traffic, as'deterrnllled after ,a study by tlle director,
be added to the after a public hearing".be designated by tile city council as,a central
business district.
a dOCUlllent issued by the buildulg official after final inspections certifying that the
STI11cture COlllplies \A:d.th th.eprovisions ofth.1.8 ch.apter and the Building Code of the City of I-Iouston, l'exas.
for
is' exem.ptfrom ad valorem tax.es, ill vvhich a society of persons wlloprofess a religious
'~lorship or religious lllstruction or for propagating a particular form of religious
C:hurch Ineans a
belief.
(medical c0111plex) meansagrollpofinterrelated. buildings in close proxunity to one another containing facilities
alltypes ofbllffia-nll1edical care underconlmonnlanagement or control inC111ding medical or dental
buildings as a part of sttch a complex.
Clinic (rnedioalor dental) Ineans a building, the principal useof\'vhicll is for the offices ofp:hysicialls or dentists for the
examinatioI1 Cllld OIlatl ottt..patientba5is. .l\ clinic (Inedi~aLor deIltal) tshallulclude Illedical tn~ d~Iltal
clirtlc (medical as :bereir! defined.
- F'olio
Page 2.of2
store JTIeansa
is devoted to .the sale of clothing.
College or university tneans a building containing tIle facilities for all institution of higher learnlllgbeyoIld thelevel of
secondary schools.
the.cit;l's planningcom.mission created bytJle provisions of chapter 33 of this
!1f!.~t...:.:..
P"AF~T II (-:.()DE OF ORDIJ\LA.N"CES
C~"hapter 28 ZONI}~G*
ARTICLE \111. OFF-STH..EET PARl''':'Il~G AND LOJ\.DING*
Sec. 28-1021. 1'able ofoff..street parking requirelnents for pelmittedand special uses.
.. . preV10US
(14) (Jtlices: one spa(~e for each 300 'square' feet offloor area.
(15)
one
(16) Bars, tavelTIs,nightcluhsandsirnilarestablisllments:oIlespace for each 100 square feet of floor area.
ARIIC,LE III. Z01\TING*
DIVISION 9. SUPPLE~AENTA.R.Y R.EGUli.l\.TIOl~S
Subdivision C. Off~St[eet,Parking Require111ents
Sec. 35-3367. 'Table of off-street parking requirerrlents.
IT ses
Residential:
or
dvvelfulg
dViTelling ruut
R,-7 district mId PUr) rrv\lO (2) spaces per d~relling lluit
I-Iousll1g for elderly and/or handicapped One space per d\velling unit
Five or Inore dwelling units per lot One and.ol1e..half (11/2) spaces per
C:oUege fraternities and sororities ()ne space per bed
Institutions and hon1es for OIle space' per fOUl" beds
elderl~r, co:nvalescent, 811d sa!litarillms
()ffice a11d Cornll1ercia1:
Protessional offices and studios One space per 300 sq. ft. of gross floor area.
Libraries, nlllsemns, art galleries, clubs,
lodges
space per '. 300 sq., ft. 'of gross floor area
business:> retail~, clirrics:> and One space per 200 sq. ft.
personal service establishments retail/sales service area and one space per
800 sq. ft. gross storage, processing alldlor
area, or one space 400 sq.., ft.
conlhnled retail saleslsel"rice and
food. serving
ch1.ve~in establishnlents
cafeterias, delicatessens, and One space per 100 sq. ft. of gross area
except
1ft
Page 6 of6
An unoccupied buildingquicldy begins to burden a community and its neighborhood with
absence from its full taxing potential, and demand for additional public security as it attracts
vandals and other ,destructive mentalities' that, seek out such opportunities and as it becomes an
eye-sore" aesthetically as landscaping, 'paint 'and structural soundness deteriorate. Here is a
proposed use that conforms in every way to the city's plan, and that will remedy the practical
concerns ,mentioned here.
I' appreciate your time and consideration in judging this important matter. 1 would
appreciate your positive support for the project. If there is any location within the City of
College Station 'specifically designed to entertain the public in this intended fashion it would be
this facility. 1 urge you to vote to approve KSK Entertainment's request for permit.
Thank you.
M. Patrick Siegert
eating estabHshments, where food Two (2) spaces per 100 sq. ft, of gross
served to customers intl1eirfloor areavvithaminmlU1TI.of20 spaces for
vehicles, on-premise consumption
hm1ber, and. One space per 200 sq. ft. of gross retail
activities sales/service,floor area, and one space per
800 sq. ft. of enclosed storage andlor
display area., an,done spa.ce per 200 sq. ft.
of open sales/storageldispla)T aJ."ea
r}E\rEli)p~AE"~rr C()DES ZONINGPJ..NDSLTBDI\rISIO~N' ()R..DIN./A.1'1CES CityofIR \rING, TEXA.S Codified through
Ordinance No. 7198, enacted January 22, 1998.. (SuppleInel1t
Pmt I ZONING ORDINANCE NO. 1144
Sec, 52-36. Otl:street parking requirernents.
. . ,pre-VIOUS
(9) Retail stores, shopsan.d service, including clotlrin.g, grocery, (hug stores. and personal services--l for each 200 squal'e feet
offIoor area.
(10) Dallce,
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])ocurnent -
Infobase
Page 1 of8
(~()r)E ()F ()RDINA.NCES
Chapter 26 OFF-STRE.ET PARI(ING i\ND LOi\DINCi*
AR..TIC.LE 1. IN' G'E~~ER1\.,L
Sec. 26-4. Deed restdc.tiorl cOIIlpliance.
:_:.:p"'revious
(b) l\I 0 S11bmittedfor revievv pursuant to cllapter shall be, approved b)l tile director if allY of the off-site
parl<.mg facility orfa.cilitiesutilized to satisfY tile ofl:street parking requirelnents ofthlschapter includes arlY land that is
resi1icted to residential use an.d the use or intended use ofth,at restricted property as an off~site parking facility for a
Il0nresidential purpose or errterprisewould violate' the. applicable, deed resn:ic"tions.
(c) applicant 'VIlO subrnits a site plan. for revie\i\T to 'verifY compliancevvith th.e reqrurenlents of tbis chapter Sllall
furnis:h to ttle director a certified copy of the instnnnents containing th.e deed restrictiol1s~ or tile instrmnent of revocation
or termination, or the declaratory judgment, or any other recorded dOCllment contail1ing restrictions that affect the use of
all or any part of the propelty witlrin the site pIall, including all on-site aIId off..site parking facilities. Iftllere are no
restrictions affecting the use of allY of the propelty included "ritllin tile site plan then the applicant shall sllblnit a
currerlt abstractor~s certificate or a title comlnitment 'Vvhich ex;pressly states that there are no recorded restrictions
applicable to the subject property. 'An' abstractor's, certificate or a title cornmi1ment required by this Section shall be
days prior to the date submitted bya title company authorized bylaw to do business irl fr1is state or by
an attorney licensed to practice,lavv in this state.
(d) No site plan shall be approved and 110buildulg pennit or certificate of occupancy shall be issued U11til the requested
supporting do CUll1 entation has beenprod.uced. ..l\ny site plan approvedorperrnit issued ontrle basis of eitl1er erroneous
false lllfolTnation is, void "vith the smne force arid effect as if it had never been approved or issued
'\i\ritho'ut it~e necessity of any action by tIle City aflIo'uston, Texas or allY other perSOll or agel1CY.
(C)rd. No.
1-22--92)
ARTICLE n. REQUIRElVffimS FOR P ARKIN'G SPACES
26-20. In
No buildiIlg pennit shall be issued for th.e constnlctiorl or alteration of a blrilding in the categories listed in. section 26-21
hereofunless the building mcludes the constru.ction ofar provides for the off-street parking facilities. Such facilities shall
on saIne site as the use those facilities are Ltltended se:nre except provided for irl this chapter.
(C)rd. No. 89~.712, S 2, 5-17-89)
for certain types of occupan(~ies..
for buildings located III a parl<ing :managenlent area createduIlder the provisions of section 26...29 of this Code, the
constnlction of a building for allY of the following types of occupancies sllallprovide the Tequisite nurnber of otT-street
paikirlg spa.ces, or t11emcremental number of ofr:-streetparkingspaces in tIle case ofanalteratioll:.. as shown belovv for
that type of aceD.paney. TIle requiren1ents of this article do not appljr to the placement ofte:mporaIY classroom building(s)
schools
rrhere is a reasonable likelillood that tile construction necessitating a telnporary classroom building will not continue
fbr'1.l1ore than five years; and
conclusion thattirnely cornplial1ce v\.rith tlle
tel11poralY classrooIll building(s).
5/13/98
I)ocutnent.. Folio Infobase
Page 2 of8
IJ!pe o..t~9ccupancv Parking Spaces
~l~~.l ()ffice:
b. Finrlllcial facility. 4.0 spaces for every. 1,000 square feet
QEAJsee al~~Lsectj.on. 26~40( l)(dn
Ck~s 2. R.esidential:
a. J\partInent house.L~_50 spaces for eaclreffici~ncvapartment
1.333 spacesfbr eacll one-bedroOllJ
1.666 spaces for each nvo.abedroom
ill?J!rtin~nt
2.0 spaces for
1110re bedro01l1S
Q-:.. Singl~..familY residential dwelling unit 2.0 parking spaces for each dwelling lmit
C. }/Ianllfactured home 2;0 parking spaces per dVlelling u.nit
4. Speci.a) residerltialuse~ 0.3 parking space per sleepmg room, plus
l.:fu2arking space per employee on. largest
shift
e.. Retirernerlt comrnunity (vvitll1citch.enJL75 spa.Q.~er d~.lling U11i1,..Q!us QaIlcing
t~ilitl~!) spa(~es for support based upon tile
l1I95l~?i.Qns,' o[~~ill91Lf.Q:f.~_hereof
~[.RetireIne:ntcol1:g11Ullity ivvitlloutkitchel1.1.0 space for every 6 beds plus 1.0 space
fftcilitiest12er_ eITIllloyee onJ!!rg~~g: shi:fi
g...JiQ.kLQr ITlotell.O parking
'up to 250 rOOlllS:
roonl
5/13/98
[)ocument .. Folio I:nfoba.se
Page 3 ofS
~lass., 3, Health Care Facilities:
a. I-I 0 spital 2.2 spaces for eacll bed proposed to be
constlucted
b. Psychiatric hospital.l.O space for eacn.4beds proDosed to be
conshl1cted arid 1.0 space for every 4
~m1?krl~es
f:.J:1int9-1.m~cg.9al conlplex) 2.7 spaces for every 1,000 square feet of
GFA
d. Clinic (rnedical or dental) 3.5 spaces for every 1,000 square feetof
QF.l\
e. Nursinf!, home 1.0 space for every 3 beds proposed be
construct~Jlang.,l.O..space'for evety 4
employees
f
orrnortuaryJ1.~Jipaces for evelychaQel seat
& 'Ve~ri11ary clmic~ 5.0 spaces for every 1,000 square feet of
Class_ 4. hffiustriaL C~onln1ercial
1'Vlarrut9.cturing: _
.1. grade (no docks) 2.5 spaces per 1,,000 square feet ofGFA of
office space; and 1.0 spaces per 5,000
~.gJ:lare feet_Q[QFA ofware~19us~:mace
2. ~_enli~dock high 2.5 spaces per 1,000 square feet ofGF1\ of
Qf~ce space~ and 1.O..!Qacesper 5.,000
square feet of GF A ofvvarehouse space
3. Full-dock high 2.5 spacesper 1~OOOsql1are feet of GF.A~of
office space~'arid 1.0 spaces per. 7,.000
~IiM~~_t~'it.Qf {}E~..Qf~f!rehouse space
1,000 sqllare feetofGF.A
5/13/98
Page 401'8
9JIi.ye SJ2.~M:~e~ and 1.0 spa.c,es per 7,;000
square feet ofGFfi.. ofvvareltouse space
c. Heavy ITlailufacturing and industrial.,l~B2~.ces per 1..000 ,square' feet of GFA of
office space; and 1.0 spaces per 2,000
~@~Je :f.e?t ,of GFA qfV\rarehouse space
d.Jdghtmap.utactU1ingass~ni9Jyal14 2.5 spaces per 1,000 square 1:eet ofGFi\of
research and. development _office ..l~];ce:. ap,d-LQ. spa.ce~I_l~9]
square feet of GFA of assembly space
e.1~raI1Sportation telminal6.~j)paces per t.JJOO square feet of QF A oJ
V\raiting area
f Tnlck
g. Mjni-vv~rel~Q:use~tacilitles. 1.0 spa()es for evely40 storage units or bays
(~lass 5. Rellgi.ou.s and, Educational:_
fhJ;l~l.1fch 1.0 space for evelY 5 fixed seats 'in
auditollUl!!..Q!_Sanc..m!!!Y. or OJ if there are no
fixed seats, 1.0 space tor every 40 square
feet'ofGFA ifl the illaiIl auditorimIl,or
sanctuaJ.Y
b. Nursery school or day. care center 1.0 space for ever! employee on duty
dUling the largest shift, plus 1.0. space '. fhr
~yrerY29Jrild;ren, in attendance whetl the
facility is operatUlg atnlaxirnum capacity
QI:LifQr~l2::Q.ft.~facilities are. }2rovided lmp.er
section 26-40(1)(d) h.ereot:,l.O.space for
S!y'~!y",~nploye_~ on duty during the largest
shift: and 1.0 spa.ce for every 10 childrel1 in
~tten~1!!!2.e ,,,hen the facility is 512.eratjn~
capacit")l
c. School (Public,. denominational 01'-
PBy~te )
1.
~"~J)!t1iQ!~1!igh"..$sJloo13.5 spa.ces per thirty"-person classrOOlll
3.
evely,3 employees plus
5/13/98
Docuruent - Folio I11fobase
Page 5 of8
~9..e tbL~ve!y 1 0 stug~ntsre~
earn.pus and 1.0 space for every 5 students
not res~ on,.9an1pllS
~~,Ijbr(gy 1.2 space fOI',every 1,000 square feet ofGFA
f i\rt gallelY or Inuseum 3.0 spaces for everY'" 1..000 square feet of
(iFA of exhibit area.or gallelY spac;e
(~lass 6. Ite ere ation and Entertainment:_
fhliQ.lf courS..Q 5.0 spaces for every green
b. .rvlovie. theater 0.3 B2flces fill: ev~IY se~t
c .]?owlirlg alley 5.0 spaces per lane
d. 1neater, allditoril11TI or an~na ,1.0 space, f9f evelY 3' seats
3.0
I Sports club/health spa2~9~~_for~Vel}r 1')000 square feet of
GFA
g. R.olleror ice sk:ating rir1k:5.0 spaces forevelv IJ200 square feetof
GFi\.
h. Svvimming club 9.0 spaces per employee
i. Park (5--10 acres) 1.0 space for th.e first 2 acresarld 1.0
!QI ,eacl1' additiorlal' acre atld addttional
parking must be provided for each
additional facility. or land use. copsllncted '
the park as llerein, provided
j. Park (over 10 acres) 5.0 spaces for tile first acre~and l.2-~.1l.c~
tor each additional 10 .0 acres; additional
~rkillg rnust be provided. for each
additioIlal facility or land, use constructed
Ml (h~ark as Jlerein.m.Q.Yi1~4
k, PalJsJ2.a'v'iliQ!! 1.0 spa.ce for each picnic table
1. SpOtts complex_I. O~Q..f!P~JQr ~~~:y LiD ~.fI!~lare.l~l_ of $~f!ting
[)OClunent - Folio Infobase
n. DIiving rarlge (golt)J.O_~ce for each tee
space
Qlgt.fl~~ar QI_Ji.€l~~l1;[~it
Page 6 of8
a.. Resta.urant (including olltdoor decks, 8.0 spaces for every' 1" Q9J1 square. .feet~f
patio and/or S_~~tirlg areas) (}FA and outdoordecks, patioand\or
seat9.1K..~r~.s itl.ex~ss Q11;5%of gJOS~
nool' area
b. Bar, club or lounge (includiJlg outdoor ,1 0.0 spaces for every'" ,.1 ~OOO..MlY@~ feet of
de~J2l!!!Q~}(llpr seatUlg areas}GF1\andoutdoor decks, patioandloi'
~@!ltJp.~j!!~.~~
a. Supermarket or convenience Il1arket5.0spac~ for every '1'1000 square feet ofGFA
1,000 sqlJare feet of
f:._EIJ!!liture store 2. () spaces for evelY 1,000 square feet
QE~1:
d. Retail store (freestandirlg) 4.0 'spaces for every.,l,OOO square
tJFA
~~.J~J}i1dingmatelials or home.improvement 4.0 spaces for evelY 1,000 sqllare feet of
store OFl\.. of retail sales area
t~J?~~rb~.Qr~12~E1tlYsIlQR 3.0"spaces fOf.each operator chair and 1.0
~:Rf!:9..e fQf ej"!ch employee
g. Shoppin~enteI (ship) (up to 25'lOOO 4.0 spaces for
(}FA)_9FA~xc~J2t.thejncr~nlel1t ofGEAused
for a bar, chib or lounge shal1provide the
.~~@Ygl~t_QflQ. spaces fill' evelylQ.O.Q
of (3Fi.\
h. Shopping center_1.Q.ML~9~.flJ1~L l.,OOO.Mluare t~~.t9iGFA",
61eicl1borhood)(25..00 1 ~-l 00.,000)P1U8 increment
feet
5/13/98
f)OCUlnel1t - Folio Infbbase
Page '1of8
i. Shopping cel1ter (comnulrrity) (100,001-- 4.0 spaces per 1 ~OOO sguare feet of GF 1'1
J92~22)
j. Shopping center (regiona1).5.0Jillac~ for e'~ry l.,OQO sYll~t~J;.~~i.of
f~.OOo;OOO--lqOOO~OOO GF.l\) GFA
k. Shopping center (super regional) (over_4.0sp~ces for even" l~OOO square feet of
I~Q,Q9~OOP GF ~) GFA
1. DiscouJrt store 4.0 spaces for every l~OOO sq'uare feet of
Class 9. Automobiles:
Q~L\uto r~J2.gir ef?~tili~hmenJ 5.0 spaces for evelY 1,000 square feetof
GFA
9. (;ar ,:vash (autornated) 2.5 $paces for each bay or stall tor stacking
~,l1,ce
per
e. Service station_.~.Q~'illgt9.y~, for each service stall al1d 1.0
space for each employee on duty during
f_.AutO.lLalts f!!1S:L~m~)ly st91~ 4.0 spaces for evelY 1,000 square feet of
QEA ot~L~1~il ~flJes aI~~:.
* 2,
94-1268, S 4, 11-22-94; ()rd. No 96-958, S 5,
9...18-96)
Sec~
TIle director shall detelTI11ne the . appropriate .use categolY III eac11 case. If there. is any uncertainty willi respect to file
amount of parking space required by the. provisions of this chapter as a result of any indefiniteness as to the proposed use
ofa building or of land, the rn.3..-"'{imun1 requiremen.t tor the general type of use that is involved shall. govern.
s11all. tllenlin:imum of parliIlg for artY llse specified 1ne
director shall consider the :tollowing in establishing pal'king requirernents for 'an unspecified use:
(1) Documentati.onsllpplied b~l the applicant regarding actual parl<ing demand for the proposed use;
5/13/98
DOCUlnent -
Page 8 of8
~"..---"" '
,_3
P&Z'MEETING
18 March 1993
Commissioners:
My name is M. Patrick Siegert. I reside at 8701 Chippendale in College Station and I
am a lifelong 'resident of this community.
I am here to speak in favor, of the approval for a conditional use permit for KSK
Entertainment to be located on the C-l Commercial zoned property at 226 Southwest Parkway ·
In recommending approval to you, I ask you to consider the following:
The location is, properly' zoned fora dance club, as a permitted use. Prior to several
years of non-productivity and dis-use, the building operated in the night-time entertainment area
asa movie theater. The proposed use is harmonious with the entertainment industry that it was
builtto accommodate. The parking and site layout are morethan adequate to accommodate city
requirements.
On March 4, 1993ata regularly scheduled meeting of the College Station Planning and
Zoning Commission (P&Z), a formal application for a Conditional Use Permit was discussed
by KSK Entertainment, two special interest groups opposed the Special Use Permit, the mobile
home park and the day care center. Following considerable discussion, the matter was tabled
until tonight. The subject property is owned by one of my partners and our firm has a vested
interest in the project as well as a majority of the developable property in this particular area of
town.
The mobile home residents were rightfully upset about the past performance concerning
the unneighborly and inappropriate behavior by the management and patrons of the former Edge
nightclub which was located in the Winn Dixie shopping center, only 14 feet away from the
Page 20f6
mobile homes. Thel1lusic speakers which were located in this former nightclub were located
approximately 20 feet from the nearby mobile homes. The Edge nightclub was the culprit of
past problems because the propped open rear door allowed music to flow to the mobile home
park unrestricted. Additionally, the night club allowed its patrons access to the mobile. home
park.since there was no dividing fence or construction to prevent it. .One mobile home resident
testified that a patron actually urinated in her front lawn. I believe any reasona.ble ~rson would
have been upset by a combination of any or all of the aforementioned actions. Therefore, KSK
Entertainment.engaged the respected engineering firm of Caldwell Design Service and John D.
Mays, Professional Engineer to conduct an independent evaluation to scifmtifiqaI~y and
practically determine if the music from the proposed club would interfere in any way with the
health, welfare,. or safety of the mobil home residents.
Their findings conclude that the building and distance through which the sound must
travel render the music inaudible when the music is played atthe level suitable for a dance club.
Acoustical measurements were taken. at the nearest property line to the source as well as actually
inside the mobil home of a cooperating resident.
Further, the measurements were taken on a worst possible case scenario. That is, the
building is a shell, not yet outfitted with insulating carpet, furniture, fixtures or equipment that
provide natural. sound. buffering. Secondly, the speakers were directed toward. the .mobil home
park and not toward the dance floor as they would be during club operation. And finally, the
large openings currently covered only by thin ply-wood allow the sound to escape a very
significant amount more than actual operating conditions after the finish out of the building and
theopenirigsiare treated. with insulated. glass brick.
Page 3 of 6
Since the engineers report will be submitted to the commission and it is my understanding
that the engineer will personally testify tonight, it will not be necessary for me to elaborate on
the noise issue since it has been scientifically proven and d~cumented that the proposed noise
level of the new nightclub will not be audible within the mobile home park, or violate the new
City' Ordinance.
There exists an issue of trespassing by mobile home residents coming and going to the
shopping center, since the area adjoining the mobile home park currently is unfenced.
Moreover, the vast majority of the area contiguous to the proposed nightclub site does not
actually adjoin property lines with the mobile home park. Only one small section of parking lot
does adjoin the park. We have contacted and acquired the permission of the property owner
adjoining the mobile home park, which has several. acres of vacant land as a buffer zone, and
acquired permission to erect an eight foot high solid wood privacy fence. The style and height
of this fence should for practical purposes should stop any trespassing, and should additionally
buffer any parking lot noise, and screen any unsightliness that the mobile home park residents
may see about the nightclub or the nightclub patrons see as untasteful about the mobile home
park. If it is absolutely necessary, we have additionally offered to landscape the fence adjoining
these other two properties. At the P&Z meeting after the offer to erect the fence was made, a
woman said she used the vacant property to take a shortcut to purchase groceries at the Winn
Dixie shopping center and that a fence would prevent them from doing so. Obviously, we can
not guarantee the mobile home park residents access to trespass on a third parties property;
however, we ()ffered to put a gate in the fence for their use to do so. This. should answer any
concern about. parking lot activities hypothesized by trailer residents at the previous meeting.
Page 4 of6
In addition, an off-duty police officer will patrol the area during the club's operation and closing
hours. His responsibility will include insuring orderly conduct during ingress and egress at the
club.
The last significant issue by members of the commission and mobile home park addressed
the possibility of noise created by vehicles leaving the parking lot to go home. It is. my belief
that the fence would prevent most of any potential noise and certainly any headlight
inconvenience which might be caused by departing vehicles. This means that there would be
(1) a couple of acres of vacant land and (2) a parking lot before the. eight foot fence to serve as
a buffer zone to the mobile home park. If the back parking lot is to be closed, I would suggest
only closing half of it so that a fence could be aesthetically constructed down the'landscape
island in' the middle of the parking lot. Since the amount of parking available is so numerous,
the loss of spaces will not affect the occupancy requirement.
The opposition directed from the day care center owner concerned the security of their
janitorial staff at night. I do not feel that the janitorial stilff at the day care center would be
subjected to any more lack of security. or harm than any other building and I submit for your
consideration that perhaps security is actually improved by having an off-duty policeman as a
guard at the nightclub as opposed to a vandalized, dark, vacant building. I do not believe that
a fenced playground having visibility to a parking lot is an issue. The parking lot of the day
care center and the parking lot of the nightclub location are not mutually exclusive as platted
since the savings and loan, Wendy's hamburgers, the Schulman theater, Ashford Square Office
Building, and the day care all share reciprocal private access . to the developments. As
previously mentioned, the nightclub has a multiple of parking beyond what the city ordinances
Page 5 of6
require and far more than the nightclub perceives it's intended needs will require and therefore
it is not illogical to assume that the patrons will not need to park on any other entity's property.
I believe the issu~of trash, which may be deposited by the patrons of the nightclub was
defused. But in the event it was not, please let me elaborate that the club's lease provides that
the tenant maintain the parking lot daily and that if the tenant can see that its patrons' trash was
blown onto the neighbor(s) property they are required to pick it up. It is worth~of noting that
many of the mobile homes have trash and debris deposited upon our propeity,and other
commercial properties. This includes a large gasoline storage tank, grocery carts, dog houses,
trash containers, and a six foot high trash pile created by a small group of thet>>obile home
residents. It is arguable that the mobile home park residents are required by city ordinances to
be held to the same trash and dumping standards; however, we are prepared to clean up behind
these individuals.
I trust you can agree that we have gone to great lengths to pacify everyone's concerns,
some of which were legitimate and some of which were not. The on-site security officer should
help facilitate a quiet environment, but it is worth remembering that the movie theater let out
at approximately twelve thirty a.m. with very often a full parking lot and that there were no
complaints to my knowledge concerning this. The property is currently zoned and available to
be used for any number of 24-hour a day business operations without permission. The ingress
and egress. of vehicles should not be a problem especially with a new fence and certainly not if
the back portion of the lot is restricted.
An unoccupied building quickly begins to burden a community and its neighborhood with
absence from its full taxing potential, and demand for additional public security as it attracts
~ ~ ~
Page6of6
vandals and other destructive mentalities that seek out such opportunities and as it becomes an
eye-sore. aesthetically as landscaping, paint and structural soundness deteriorate. Here is a
proposed use that confor.ms in every way to the city's plan, and that will remedy the practical
concerns mentioned here.
I appreciate your time and consideration in judging this important matter. I would
appreciate your. positive support for the project. If there is any location within the City of
College Station specifically designed to entertain the public in this intended fashion it would be
this facilitY. [urge you to vote to approve KSK Entertainment's request for permit.
Tha:n&~cyou.
~c~
q 3 -[O{p
ACOUSTICAL STUDY OF AMBIENT NOISE LEVELS
NEAR PLAZA 3' THEATER
Prepared for
KSK ENTERTAINMENT
by
CALDWELL DESIGN SERVICE, INC.
P.o. Box 910, Caldwell Texas 77836 (409)567-7942
Seal
Consulting Engineer: John D. Mays, P .E.
This report summarizes the results of an acoustical study conducted for KSK Entertainment
at the property formerly known as the Plaza 3 Theater on Southwest Parkway in College
Station, Texas.
Purpose of Study
The purpose of this. study was to conduct sound pressure level (SPL) tests in and in the
vicinityofa proposed entertainment venue. ,One-third octave, A-weighted sound levels were
to be ,checked under simulated operating 'conditions, and levels compared to the 55 dBA
nighttime allowable level stipulated . in Ordinance. No. 1996.
Site Visit and Tests
A tour of the proposed entertainment venue was conducted on march 8, 1993, for the
purpose. of assessing the acoustical" properties of the existing building and for measuring
SPLs in the building and in nearby residential areas. Figurel indicates the arrangement of
the site.
A rented sound system was . set up in the theater area and "typical" music was played for the
purpose oftakingSPL measurements. Three series of tests were conducted to gather data
under various cOllditions,asfollows:
(1) D.aytimeSPLs,with sound system driven approximately 3-8 dB louder, than
actual., operating. conditions. This test ,actually, represents,.." unrealistic worst case
scenario. "
(2) NighttimeSPLs with sound system driven louder than proposed, as above.
(3) NighttimeSPLs" with sound" system driven approximately as planned for the
permanent installation.
An Invonicsmodel'500, 1/3-octave, real-time analyzer was' used for all tests.
Table 1 shows A-weighted SPLdata for measurements at 25Hz through 315 Hz made during
the daytime test.. Highestleve1l11easured atlocation A (Figure 1) was 50.0 aBA at 160 Hz.
At location B the highest measured level was 38 dBA at 160 Hz.
Table2'shows"A-weighted SPLdataformeasurements, taken during the night test, 'which was
conducted 'at 8:00p.m., the same evening. Highest level atlocationC (the property line) was
61 dBA at 63 Hz. At loca~onD the highest measured level was 55 dBA at 63 Hz.
Table 3 shows A-weighted SPL data .for'measurements taken during the night test with sound
levels inside the theater reduced to simulate actual operating conditions. Indoor sound levels
were compared to readings taken, at another local venue playing at actual volume level.
These levels are also shown in Table 3.
Outdoor measurements tInder these conditions are .. snown 'in the third. column of Table 3.
Most frequency bands . were unmeasurable (below ambient), with peaks in the 63 Hz band at
52 dBA.
Analysis
According to College StatiQnCity Ordinartce l'{o.1996($eeAppendix), dated February 11,
1993, the criteria for establishing acceptable noise levels at the boundaries of residential
property is55dBA . (nighttime, 10:00, p. m. to <7:00, a. m.). "Measurements under conditions
approximating actual operating conditions resulted in maximum .peak levels of 52dBA.
Preliminary measurements with indoor 'levels.of 5-16 dB higher than anticipated operating
level resulted in maximum peak levels of 58-61 dB on the north side of the theater. It should
be noted ' that, there are .,' several large ' holes in. the north building wall, which are covered with
plywood. It is anticipated that with. the finishing construction, and with a sound system
permanently installed, equalized, and operating at planned levels, that, ambient noise levels at
adjacent properties will be well under the City requirement of 55 dBA.
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APPENDIX
ORDINANCE NO. 1996
AN ORDINANCE AMENDING CHAPTER 7, SECTION 2, OF THE CODE OF
ORDINANCES OF THE ,'CITY OF COLLEGE STATION, PERTAINING TO THE
REGULATION OF NOISE.
WHEREAS, the City Council of the City of College station finds
that the residents of this city have aright to an environment
that is free from noise. that may jeopardize their health, gen-
eral welfare and property; and
WHEREAS, the. City has constructed an amphitheater and wishes
to provide for controls in the operation and use thereof;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF COLLEGE STATION THAT:
I.
Chapter 7, Section 2, of the Code of Ordinances .of the "City of
College station,' Texas, is hereby amended to read as follows:
"SECTION 2: NOISE
A. DEFINITIONS
(1) dBA- means the abbreviation of the sound level in
decibels determined by the'A-weighting network of a
sound-level meter or by calculation from octave band
or one-third (1/3) octave band.
(2) Decibel (dB) - means a unit of. measure on a loga-
rithmic scale, or the ratio of a particular sound
pressure" squared to 'a stand.ardreference pressure
squared. For the purpose ,of this ordinance, twenty
(20) micropascals shall' be the standard reference
pressure.
(3) Motor vehicle - means any and allself-prQpelled
vehicles as defined by the Texas Traffic Code, in-
cluding all motor vehicles subject to identification
under such code and all motor vehicles exempted
under such code.
(4) Noise -means the intensity, frequency, duration and
character of sound ,.including sound and vibration of
subaudible frequencies.
(5) Noise level - means. the maximum continuous sound
level or repetitive peak level produced by a source
or group .ofsources.
Ordinance No. 1996
Page 2
(6) Sound amplifier -means any radio recelvlng set,
microphone, music'alinstrument, phonograph,
speaker(s) or other machine or device for the pro-
ducing'or.reproducingof sound.
(7) Sound level -means in decibels the weighted sound-
pressure level..measuredbythe use of a. sound-level
meter satisfying the requirements of ANSI 51.4,
1971, Specifications for Sound-Level Meters.
(8) Sound-Pressure level - means in decibels twenty (20)
times the 'logarithm to the base of ten (10) of the
ratio of a sound pressure to the reference sound
pressure of twenty (20) micropascals.
B . PROHIBITED.. GENERALLY
(1) It shall be unlawful for any person to willfully
make or cause or allow to be made or allow to be
continued any "loud noise" which term shall mean any
sound that because of its volume level, duration or
character annoys, disturbs, injures or endangers the
comfort, health, peace or safety of reasonable per-
sons o.f ordinary sensibilities within the limits' of
the city. Quieter standards shall prevail during
the night-time hours of 10:00 p.m. to 7:00 a.~.
The term shall be limited to loud noise heard:
(a) in any occupied residential unit which is not
the source of the noise or upon the yard, or;
(b) in the driveway of such residential unit;
(e) in a school or public building or upon the
ground thereof ". while in use ,upon any parking
lot open to members of the public as invitees
or licensees, and in any event from a location
not less ,than less than fifty feet (50') from
the source of the noise measured in a straight
line from the source.
(2) No person in possession and present in any premises
shall make or cause otallow to be made or allo"t'l to
bedcontinued any loud noise, including the loud
noise that results from'a gathering of people, which
term shall mean any sqund that because of its volume
level, .characterorduration, annoys, <disturbs, in-
jures or endangers the comfort, health, . peace or
safety of reasonable persons of ordinary sensibili-
Ordinance No. 1996
ties within the limits of the city. Quieter stan-
dards shall prevail during the night--timehours of
10:00 p.m. to 7:00 a.m.
The term shall be limited to loud noise heard:
(a) in any occupied residential unit which is not
the source of the noise or upon the yard, or;
(b) in the driveway of such residential unit;
(e) in a school or public building or upon the
ground thereof while in use, upon any parking
lot open to members of the public :as invitees
or licensees, and in any event from a location
not less than less than fifty feet '(50') from
the source of the noise measured in a straight
line from the source.
(3) No person shall make any loud noise or operate a
sound amplifier so as to be clearly audible to any
occupant of a neighboring property at any point on
the boundary line separating the two (2) properties
ab a level higher than sixty-five (65) dBA during
the day (from 7:00 a.m. ,to 10:00 p.m.) 'orfifty-five
(55)dBA during the night (from 10:00 p.m. to 7:00
a.m.). If the properties are not contiguous, then
the sound shall be measured from the source in a
straight line. '
c. NUISANCES
The following acts are declared to be public nuisances:
(1) The using, operating or permitting to be played,
used, or operated by any radio, amplifier, musical
instrument, tape player, compact disc, compact tape
or phonograph or other device for the producing or
reproducing of Bound in such manner as to cause loud
noise. This definition of nuisance shall also in-
elude noise generated from a motor vehicle which is
either standing or moving.
(2) Yelling, shouting, whistling or singing or any pro-
longed sounds made by people at anytime or place so
as to create a loud noise between the hours of 10
p.m. and 7:00 a.m. of any day.
Page 4
D. EXEMPTIONS
The term loud noise does not include noise or sound gen-
erated by the following:
(1) Cries for emergency assistance and warning calls.
(2) Radios, sirens, horns and bells on police, fire and
other emergency response vehicles.
(3) School athletic events in school facilities, pro-
videdthat such activities have been auth6rized by
the owner or agent of such facilities.
(4) Fire alarms an,d burglar alarms prior to the giving
of notice and a reasonable opportunity for t~e owner
or tenant in possession of the premises serv~d by
any such alarm to turn off the alarm.
)
(5) Necessary construction or property maintenance, in-
eluding the use of lawnmowers,during the hours of
7:00 a.m. to 10:00 p.m.
E.
PARKS BOARD TO SET AMPHITHEATER NOISE LEVEL STANDARDS
(1) The College station Parks and Recreation Board after
a public hearing may, from time to time, set the
level of noise that may be generated or produced at
the College station Amphitheater. Such standards
shall be provided to users of the amphitheater and
shall be strictly a'dhered to by said users. Failure
to adhere to the standards shall be a criminal of-
fense under this chapter.
(2) The College station Parks and Recreation Board may
after a public hearing at which the alleged violat-
ing user may present evidence ban said user who has
violated the standards from future use of the am-
phitheater. The standard of review of the decision
of the College station Parks and Recreation Board
shall be the substantial evidence rule.
F . .ENFORCEMENT
Any person aggrieved by loud noise or the operation of
amplification device or similar equipment that produces
loud noise in violation of this ordinance may complain to
the College station Police Department who shall enforce
this ordinance. The police are also hereby authorized to
Ordinance No. 1996
enforce said,' sections without any such complaint. Nor
shall the police be required to verify the decibel level
by use of a sound level meter.
G. SEVERABILITY
It is the intent of the City council that this Ordinance
be construed to secure for the people freedom from un-
wanted loud noise as described herein without violating
any of the rights secured by the Constitution to the
people. In the event that any provision contained herein
should ever be determined to be invalid for any reason,
it is the intent of the City council that the remaining
provisions continue in effect to the extent that they can
be enforced notwithstanding such determination and there-
fore the provisions of this ordinance are declared sever-
able.
H. PENALTY 'PROVISION
(1)
The City is hereby authorized to seek court action
to abate any noise nuisance in lieu of or in addi-
tion to any other enforcement remedies that may be
available.
)
(2) The general penalty provision of Chapter 1 of the
College station Code of Ordinances shall apply to
violations of this ordinance."
II.
This ordinance shall become effective from and after its pas-
sage in accordance with the City Charter of the city of
College station.
PASSED, ADOPTED, and APPROVED this 11th day of February, 1993.
APPROVED:
.)
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