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NORTHGATE REVITALIZATION BOARD (NRB)
REVIEW SUBCOMMITTEE MEETING
April 21, 1999
TO: Gurbir Singh, 1013 San Benito, College Station, Texas, 77845
FROM: NRB Review Subcommittee:
Cheryl Anz, NRB Member
Leslie Randolf, NRB Member
Karl Mooney, P&Z Commissioner
Winnie Garner, P&Z Commissioner
Wayne Rife, P&Z Commissioner
Staff Attending:
Bridgette George, Assistant Development Coordinat
Sabine McCully, Senior Planner
SUBJECT: Ambar Restaurant - proposal for the addition of a freestanding sign to be
located in Northgate at 317 Church Street. (Case file #99-418)
An NRB Review Subcommittee meeting was held on April 21, 1999, to review the
above-mentioned item. Mr. Singh provided a picture of the restaurant with the sign
roughly sketched on the Polaroid picture. He stated that the sign is plastic, and lighted
internally, and that he would like to put a flowerbed around the sign. He informed the
subcommittee that the sign has already been delivered and is located behind the
restaurant.
The subcommittee members asked if Mr. Singh could bring either the sign in for them
to see or pictures of the sign. He stated no, saying that the sign was too big and that he
didn't have any pictures of the sign available.
Commissioner Rife motioned to table the item, giving members a chance to go and take
a look at the sign. The motion was seconded by Commissioner Garner and passed 5-0.
cc: Richard Benning, 1802 Lawyer Place, College Station, Texas 77840
AGENDA
Northgate Revitalization Board Review Subcommittee
CITY OF COLLEGE STATION, TEXAS
City Hall Training Room
Wednesday, May 19, 1999
8:30 A.M.
Amber Restaurant. Proposal for an attached building sign to be located in
Northgate at 317 Church Street. (Case file #99-418)
This building is wheelchair accessible. Handicapped parking spaces are available. Any
request for sign interpretive services must be made 48 hours before the meeting. To
make arrangements call 409-764-3547 or (TDD) 1-800-735-2989.
7.24 DISTRICT NG - NORTHGATE
A. PURPOSE: The Northgate Area is one of the oldest urban areas within the City of
College Station. The Northgate Redevelopment Plan which is incorporated herein by
reference, describes the Northgate area as having played .an important role in serving
both the City of College Station and Texas A&M Universit and as a unique "campus
neighborhood" containing local businesses, churches and o~f-cam us housing in close
proximity to the University. Existing development in the Northgate area has aged and
deteriorated and as a result, needs revitalization and redevelopment. Therefore, this
zoning district and zoning regulations have been designed to aid in revitalization and
redevelopment that is compatible with and will serve to preserve the character of the
Northgate area. This zoning district and concomitant regulations are only applicable in
this area.
The Northgate District, consists of three Sub-Districts- (1) NG-1 Historic Northgate, (2)
NG-2 Commercial Northgate, and (3) NG-3 Residential Northgate.
The following standards apply to the entire Northgate District.
B. DEFINITIONS: For the following purpose of this district, certain words as used herein
are defined as follows:
1. REDEVELOPMENT - the revision or replacement of an existing land use or existing
site through the acquisition or consolidation , and the clearance and rebuilding of this
area according to a comprehensive plan.
2. SITE DEVELOPMENT - any excavation, landfill or land disturbance, including new
construction, reconstruction, relocation, or change of use.
3. REHABILITATION - the process of returning a structure to a state of utility, through
repair or alteration, which make possible an efficient contemporary use while
preserving those portions and features of the property which are significant to its
historic, architectural, and cultural value.
4. FACADE WORK - the removal, or replacement, substitution or change of any
material or architectural element on the exterior face of a building, which includes but
is not limited to painting, material change, awning or canopy replacement, signage,
or other permanent visible facade treatment.
5. NEW CONSTRUCTION - the creation, relocation, or enlargement of any structure.
C. REVIEW PROCESS: The following review process is hereby established for this zoning
district:
1. All proposals involving site development or redevelopment in the Northgate District
shall r uire a review by a review subcommittee of the Northgate Revitalization
Board ( )b. The NRB review subcommittee shall consist of four members that are
designa the NRB Chairperson, in conjunction with the Project Review
Committee AC), as established under Section 10 of this Zoning Ordinance.
2. Applicants shall file an application accompanied by a site and landscape plan. to the
City Planner no less than ten (10) days prior io the NRB/PRC meeting of which the
proposal is to be reviewed. Application forms may be obtained from the Office of the
City Planner.
3. After a completed application has been submitted that meets all application
requirements the Planning Office shall notify the applicant of the time date, and
place of the kVRB/PRC meeting. Minutes shall be kept for all NRB/PRC meetings.
The NRB/PRC shall file a copy of the meeting minutes together with a copy of the
final pplan approved by the NRB/PRC, certified by the City Planner for compliance
with the NRB/PRC requirements with the City Planner. Guidelines on preparation of
a site plan are set out in Section 10.1-C and shall be reference to prepare site plans
for submission. All site development and redevelopment must be conducted
subsequent to and in compliance with the approved site plan and/or landscape plan.
I Zoning Ordinance Page 7 - 42
r~
APPEAL: A neal s from decisions of the NRB/PRC shall be to the Planning and
Zoningg Commission. All appeals must be submitted in writing and within 10 days of
the NRB/PRC decision to flie office of the City Planner. The City Planning office
shall schedule a hearing of the appeal before the Commission witfun 30 days from
receipt of the letter of appeal.
D. SPECIAL RESTRICTIONS: Recent parking and traffic studies conducted for the
Northgate Redevelopment Plan reveal that there is a significant deficiency in the numbers
of available parking spaces and that existing parkin and traffic facilities are sub-
standard. Because each particular use has relatively different parking and traffic impacts,
j when reviewing a project the NRB may require additional parking and traffic impact
studies, a review of existing occupancy, and other reasonable appropriate data to
determine the impact of the project. Additional parking or landscaping may be required
where studies reveal that it is necessary to relieve or mitigate this impact.
E. SUB-DISTRICT REGULATIONS
1. SUB-DISTRICT NG-1 HISTORIC NORTHGATE
a. PURPOSE: This subdistrict is intended for areas in Northgate containing
historically significant structures which are included in the Northgate Historic
Resources Survey, as well as structures that are eligible for Inclusion in the
National Register for Historic Places. This subdistrict also applies to areas
containing a diversity of pedestrian-oriented retail and entertainment businesses
that are in close proximity to on-campus dormitories. This zoning district shall
incorporate regulations in accordance with the Northgate Redevelopment Plan
which are designed to aid structural rehabilitation and pedestrian-oriented infill
development in a manner compatible with the character of the Northgate area.
b. PERMITTED USES:
The following uses are permitted:
Definitions of uses shall be those construed to be in accordance with customary
municipal planning, engineering, or normal English usage.
Alcoholic beverage sales - retail and wholesale
BA~ ments or residential condominiums
' Bed and Breakfast
Bookstore, retail and wholesale
Child Care
Cleaner, dry and pressing lant, laundry and/or linen supply
Commercial amusements (excluding sexually oriented commercial enterprises)
' Domestic household equipment rental, storage
Dormitories
Filling Stations
Furniture, appliance store, sales, service
Hardware store
Public parking building or lot for operating vehicles
Printing and reproduction
Private-lodges, fratzmal
S Radio or TV stations or studios, (no towers)
Restaurant, without drive-in
Retail sales and services, under 7500 square feet
Theaters and motion picture houses
Any other use determined by the Commission to be of the same general
character as the above permitted uses.
t
I Zoning Ordinance Page 7 - 43
c. CONDITIONAL USES PERMITTED: The following conditional uses shall be
allowed in addition to any use allowed under section 8.12 provided the
Commission determines them to be compatible with the general character of the
particular area within which they are proposed to be locaed and provided these
i uses do not adversely affect or limit uses of adjacent or nea 6y property:
(1) Apartment Hotel
(2) Fraternity or sorority houses and fraternity or sorority meeting places
(3) Group Housing
(4) Night Clubs
d. REVIEW PROCESS:
(1) The review process for this section for roposals involving new
construction, site development, redevelopment rehabilitation or facade
work in the NG-1 Subdistrict is the same as Uiat established in Section
7.24C herein above.
(2) Proposals involving solely rehabilitation or facade work shall require
approval by the review subcommittee of the Northgate Revitalization
Boards M), as established in Section 7.24C.1 herein above. Such
propo s must be in compliance with Section 7.24E. Le. herein below
regarding the treatment of historic structures.
APPEAL: Appeals from decisions of the NRB shall be io the Planning and
Zonin Commission. The appeal procedures are the same as those established
in 7.21C herein above.
e. HISTORIC STRUCTURES:
Structures over 50 years in age that are reflected as high or medium priority
structures in the Northgate Historic Resources Survey or have been determined
to be eligible for inclusion on the National Register of Historic Places shall be
treated using methods and materials in accordance with the Secretary of the
Interior's Standards for Rehabilitation, as outlined in Attachment A.
f. AREA REQUIREMENTS: As required by Chapter 3, Building Regulations of
the City of College Station Code o Ordinances. Refer to Table A.
g. PARKING REQUIREMENTS: Off-street parking shall be as required by the
NRB/PRC in accordance to parking and traffic impact study data.
h. BICYCLE PARKING: Projects involving site development or redevelopment
require the installation of bicycle parking spaces. For commercial businesses a
minimum of 2 bicycle parking spaces per business plus 1 additional space l~or
each 1000 square feet of floor area above 2,000 square feet shall be required.
For apartments or residential condominiums, a minimum of 1 bicycle space per
dwelling unit shall be required. In no case shall more than 20 bicycle parking
spaces per business or apartment building be required.
i. LANDSCAPE REQUIREMENTS:
A landscape plan shall be required for all proposals involving site development
or redevelopment, and shall be reviewed by the NRB/PRC in accordance with
the following standards:
(1) Landscapelstreetscape improvements shall be required aloD
n at least 1/3 of
the length of a property s frontage onto public streets. oorway widths
and driveways shah be excluded from frontage calculations. Live plant
material must be included where feasible in eacg proposal.
7w Zoning Ordinance Page 7 - 44
(2) Eligible landscape/streetscape improvements shall include raised lboxes, at-grade lanting beds, indoor window plantings where sidwalks
are too narrow for outside plantings, seating benches, light features trash
receptacles, decorative railings, and other elements featured in the College
Station Streetscape Plan.
The standards set forth herein are in lieu of and not in addition to the
Landscaping Requirements contained in Section 11 of this Zoning
Ordinance.
~Wg
j. SIGN REGULATIONS: Attached signs only. Refer to Section 12 of the
Zoning Ordinance. K`
k. PARKING SCREENING: A three foot high parking screen shall be provided
when parking is adjacent to public Right of Way. Screening may be
accomplished using plantings, berms, or structural elements.
1. DUMPSTERS: Dumpsters shall be kept in the rear of the building and shall be
screened with devices made of masonry or wood with surrounding landscapping.
Where feasible, consolidation of dumpsters may be required by the NRB/PRC.
2. SUB-DISTRICT NG-2 COMMERCIAL NORTHGATE
a. PURPOSE: This subdistrict is intended for areas in Northgate containing larger
retail commercial uses and undeveloped land.. This subdistrict also applies to
areas identified in the Northgate Redevelopment Plan as suitable for mixed-use
redevelopment in close proximity to Texas A&M University. This zoning
district shall incorporate regulations desi ned to aid mixed-use development an
d
redevelopment in a manner compatible with the general character of the
Northgate area.
b. PERMITTED USES:
The following uses are permitted:
Definitions of uses shall be those construed to be in accordance with customary
municipal planning, engineering, or normal English usage.
All permitted uses in NG-1, plus the following:
Apartment Hotel
Bowling alley
Drive-in sales
Drive-in eating establishment
Hotel
Motel
Retail sales and services, over 7500 square feet
Shopping Centers
Any other use determined by the Commission to be of the same general
character as the above permitted uses.
c. CONDITIONAL USES PERMITTED: The following conditional uses shall be
allowed in addition to any use allowed under section 8.12 provided the
Commission determines them to be compatible with the general character of the
particular area within which they are proposed to be located and provided these
uses do not adversely affect or limit uses of adjacent or nearby property:
(1) Fraternity or sorority houses and fraternity or sorority meeting places
(2) Group Housing
(3) Hospital, sanitarium, nursing home, or convalescent home
(4) Night Clubs
a Zoning Ordinance Page 7 - 45
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The subcommittee discussed the importance of the design review for Northgate being
consistent within the three districts. They concurred that they don't want to start a
precedent of allowing freestanding signs in a particular district until further
contemplation and discussion has taken place. They discussed several guidelines that
could be established regarding the construction of freestanding signs but decided to
discuss the issue in further detail at a future meeting scheduled specifically for
developing a consistent approach for interpreting design guidelines for Northgate.
Wayne Rife motioned to table the item until the NRB Review Subcommittee has the
authority to review requests for freestanding signs. The motion was seconded by
Cheryl Ariz, and passed 7-0.
cc: Richard Benning, 1802 Lawyer Place, College Station, Texas 77840
w
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• of sign is appropriate for the Northgate area on a limited basis. No more than one
perpendicular sign should be allowed every 35 feet. All perpendicular signs should be
modest in size.
Placement and Design of signs
•
•
• Sign material, style and color should compliment the building facade.
• Individual shop signs in a single storefront should relate to each other in design, size,
color, placement on the building, and lettering style.
• Wood or metal is recommended
• Illuminated plastic signs are strongly discouraged
• Letters exceeding 14" in height are discouraged In pe e triarieud.arvas--~J
• Signs should relate in placement and size to other building elernents.
• Signs should not obscure other building elements such as windows, cornices, or
decorative details.
Northgale Design Guidelines 9
These hanging sipis are targeted at the pedestri.M.
SIGNS
Neighborhood Commercial Districts depend heavily on effective sign design and location.
Signs play an important role in the appearance of urban commercial areas. The location
and design characteristics of signs strongly influence people's perceptions of the district
and its individual businesses. First impressions have a lasting influence, making it essential
that the Northgate area present an appealing image to potential customers, tenants and
investors. Signs that are designed without regard for the surrounding architecture and
placement, can detract from the district's overall appearance.
Signs should be scaled more appropriately to a pedestrian environment and designed to
accommodate shoppers strolling along sidewalks and motorists driving at slower speeds.
Such a pace allows people to take in more of their surroundings at a glance.
This chain restaurant, in downtown Ft. Worth, changed its
signage to better ft in the context of the building.
The following types of signs are all encouraged:
• Icon or graphic signs: These are a type of sign that illustrate, by their shape, the
nature of the business within. They are the easiest signs to read and are therefore well-
suited to vehicular as well as pedestrian traffic.
• Window signs: These are pedestrian oriented. They allow for the majority of the
display area to be open for pedestrian window shopping. These signs should not cover
more than 33% of the window area.
• Hanging signs: These are hung from sidewalk coverings or mounted perpendicular to
the sidewalk. They are very effective for pedestrians.
• Flush mounted signs: These are signboards or individual die-cut letters placed on the
face of the buildings. Usually there is a recess or horizontal molded band on the
building that was designed to accommodate the sign.
• Perpendicular signs: These are hung from exterior fagade of the building. This style
Northgale Design Guidelines
8
This restaurant menu is built into the side of the
building which allows pedestrians to view menu options
without eliminating sidewalk space.
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