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HomeMy WebLinkAboutStaff ReportsNORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING December 10, 1999 TO: ✓ Chad Grauke, Via fax (409) 846-8224 Robert Forrest, 1230 S. College Avenue, Bryan, Texas, 77803 FROM: NRB Review Subcommittee: Julius Gribou, NRB Chair Cheryl Anz, NRB Member Leslie Randolph, NRB Member Richard Benning, NRB Member Karl Mooney, P&Z Commissioner Richard Floyd, P&Z Commissioner Staff Attending: Jane Kee, City Planner Sabine McCully, Senior Planner \ Bridgette George, Asst. Development Coordinator Edwin Hard, Transportation Planner Scott Hester, Transportation Analyst SUBJECT: NmYhgate Center - request for approval to renovate an existing vacant building for a nightclub located at 301 College Main. (Case file no. 99-730) The NRB Review Subcommittee held a meeting on Wednesday, December 1, 1999 to review the above-mentioned item. Mr. Grauke informed the NRB that Mr. Forrest is interested in renovating the existing building for a client who would like the facility to serve as a restaurant during the day and a nightclub in the evening. They are contemplating adding a 2,300 S.F. mezzanine for offices and an upstairs for outside dining and entertainment. The current building is 5,600 S.F. with no designated off-street parking. Edwin Hard stated that this type of use would typically require 100 parking spaces for the existing building. He said that the majority of on-street parking will be eliminated when the garage is complete, which is approximately two years away. The dormitory planned for Northgate is building a 450-space parking garage for their residents. The NRB expressed their approval of the building aesthetics but voiced their concern about allowing patrons on the roof of the building, as well as concern regarding the lack of parking for the building. Some discussion took place regarding patrons using the parking garage when it is built. Commissioner Mooney suggested restricting the use of the roof until the garage is built cutting down on the number of patrons allowed until adequate parking exists. He mentioned that there is a possibility of using the sidewalks as a cafe area until the upper deck could be used. The NRB discussed the need for an additional floor on the garage because of businesses like this that would like to develop but lack adequate parking, as well as other vacant properties in Northgate with potential development possibilities. Mr. Grauke stated that the ground floor would require approximately 100 parking spaces, 25- 50 for the mezzanine, and 100 for the roof. Commissioner Mooney motioned to approve the fagade as presented and the use of the facility as a nightclub, restricting the use to the interior and outdoor cafe, if desired. The motion included not allowing the upper deck to be used until the parking garage is constructed. The motion was seconded by Commissioner Floyd and passed 6-0. The staff review comments for this project are attached. Please return 10 copies of the revised site & landscape plans by 10:00 am on Monday, 12/20 for the P&Z meeting on Thursday, 1/6. The Commission will consider the use and site plan as part of this conditional use permit request. Please call me if you have any questions. Attachments: Staff review comments STAFF REPORT Item: Public Hearing and Consideration of a Conditional Use Permit, use and site plan, for Northgate Center located at the corner of College Main and Church Ave. This request is to allow a nightclub. (99-169/99-730) Applicant: Chad Grauke, The Arkitex Studio, Inc. Item Summary: The applicant wishes to renovate an existing vacant building located at 301 College Main. The building was previously a retail use and the intent is to convert it into a restaurant during the day and a nightclub during the evening. The nightclub use requires a conditional use permit from the P&Z this includes the site plan as well. The current building contains 5,600 S.F. and there is no designated off-street parking. The applicant indicated he would like to use the roof for additional seating as well as build an interior mezzanine. There are no specific parking requirements in this district (NG-1) for this type of use, however, as a guide, the Zoning Ordinance would typically require 100 parking spaces for the existing building, 20 for the mezzanine and 100 for the roof. The Northgate Review Board met on 12-10-99 (minutes attached). Because of concerns about parking, the NRB's motion was to exclude the use of the roof until such time as the Northgate parking garage is completed to allow additional parking. Completion of this is expected in two years. The site plan was reviewed by the staff and the NRB. A landscape plan has not yet been submitted. Sidewalk details have not been submitted either. Related Advisory Board Recommendations: NRB recommends approval of the use, the aesthetics and the site plan with the condition that the roof not be used until the parking garage is available. Staff Recommendations: Staff supports the NRB's recommendation. The P&Z may wish to delegate either to the staff or the NRB the final review of the sidewalk detail and the landscape plan or the Commission may table the site plan pending submission of these for review by the full P&Z. Commission Action Options: The Commission may permit a conditional use subject to appropriate conditions and safeguards, when after public notice and hearing the Commission finds that: "The proposed use meets all the minimum standards established in the ordinance for the type of use proposed." 2. "That the proposed use meets the purpose and intent of the ordinance and is in harmony with the development policies and goals and objectives as embodied in the Comprehensive Plan for Development of the City." 3. "That the proposed use will not be detrimental to the health, welfare, and safety of the surrounding neighborhood or its occupants, not be substantially or permanently injurious to neighboring property." "The commission may impose additional reasonable restrictions or conditions to carry out the spirit and intent of the ordinance and to mitigate adverse effects of the proposed use. These requirements may include, but are not limited to, increased open space, loading and parking requirements, height restrictions, additional landscaping, and additional improvements such as curbing, sidewalks, and screening." Infrastructure and Facilities Water and sewer is available to the building from current locations and no extensions are anticipated. Access is to College Main. No off-site easements are necessary. Minimal additional impervious cover is proposed and therefore detention is not expected. Notification: Legal Notice Publication(s): The Eagle; 12-20-99 Advertised Commission Hearing Dates(s): 1-6-99 Number of Notices Mailed to Property Owners Within 200% 13 Response Received: None as of date of staff report Supporting Materials: 1. Location Map 2. Application 3. NRB meeting minutes 4. Site Plan MINUTES Regular Agenda Page 1 of 1 Staff Planner Jessica Jimmerson presented the staff report. On January 6, 2000, the Planning and Zoning Commission granted a conditional use permit for a nightclub use and site plan at 301 College Main by a vote of 3-2. The area is zoned NG-1, Historic Northgate, which allows nightclubs with a conditional use permit. The Northgate Revitalization Board subcommittee recommended approval of the use, the aesthetics, and the site plan with the condition that the roof not be used until the parking garage is complete. Mayor McIlhaney opened the public hearing. The following individuals spoke against the conditional use permit for the nightclub due to its proximity to the church and family life center location. Several church members made a formal appeal to the Council based on grounds that the use is detrimental to the health, welfare, and safety of the surrounding neighborhood and that the use may be substantially injurious to the neighboring property. Harry Jones, 1900 Comal Charles Anderson, 9210 Riverstone Ct. Laurinda Kwiatkowski, P.O. Box 235 Mumford Benito Flores-Meath, 901 Val Verde Kirk Edney Council Meetings 2/24/00 Page 8 Katy Bonds, 1401 Caudill Dorcas Moore, 1118 Detroit Dawn Beletka, 600 Benchmark The following individuals spoke in favor of the Conditional Use Permit. Comments by the individuals related to the primary use of the location as a restaurant. Entertainment and serving beer and wine is also a preference due to the nature of other Northgate business establishments. Potential tenant, Christopher Foy of Dallas Chad Grauke, The Architex Studio. Property Owner Robert Forrest, 3011 Westwood Main Chris Foster, Walton Hall, TAMU Spence Gillian, 815 Camellia Ct. Mayor McIlhaney closed the public hearing. Councilman Maloney made a motion to overturn the decision of the Planing and Zoning Commission in its entirety. Motion seconded by Councilman Hazen. Councilmembers expressed comments about developing compatible uses in Northgate and updating ordinances to address the concerns in Northgate. Motion carried unanimously, 7-0. http://citynet/Council%20Minutes/2000/min2-24.htm 7/24/2001 STAFF REVIEW COMMENTS No. 1 Project:: Northgate Center 1. Provide a sidewalk detail and show the location of the new sidewalk on the site plan. (The elevations provided to the NRB showed a decorative sidewalk. Please reflect this sidewalk on the site plan.) 2. Provide a landscape plan that meets the requirements in the Northgate zoning district. Reviewed by: Sabine McCully Date: December 9, 1999 Staff Review Comments Page 1 of 1 MINUTES Planning and Zoning Commission CITY OF COLLEGE STATION, TEXAS January 6, 2000 7:00 P.M. COMMISSIONERS PRESENT: Chairman Rife, Commissioners Floyd, Horlen, Kaiser, and Mooney. COMMISSIONERS ABSENT: Commissioners Parker and Warren. COUNCIL MEMBERS PRESENT: Council Members Hazen and Maloney. STAFF PRESENT: Senior Planner McCully, Staff Assistant Charanza, City Planner Kee, Development Coordinator Ruiz, Assistant City Engineer Mayo, Graduate Engineer Tondre, Transportation Analyst Hester, Staff Planner Jimmerson, Staff Planner Anderson, Director of Development Services Callaway, Neighborhood Planner Battle, Planning Intern Dean, Community Development Administrator Carroll, and Assistant City Attorney Nemcik. AGENDA ITEM NO. 7: Public hearing and consideration of a Conditional Use Permit, use and site plan, for Northgate Center located at the corner of College Main and Church Avenue, to allow for a night club. (99-730) Staff Planner Jimmerson presented the staff report and stated that the applicant wished to renovate an existing building located at 301 College Main. The building was previously a retail use and the intent is to convert it into a restaurant during the day and a nightclub during the evening. The nightclub use requires a conditional use permit from the Commission this includes the site plan as well. The current building contains 5600 square feet and there is no designated off-street parking. The applicant indicated he would like to use the roof for additional seating as well as build an interior mezzanine. There are no specific parking requirements in this district (NG-1) for this type of use, however, as a guide, the Zoning Ordinance would typically require 100 parking spaces for the existing building, 20 for the mezzanine and 100 for the roof.- The Northgate Review Board met on December 10, 1999. Because of concerns about the parking, the NRB's motion was to exclude the use of the roof until such time as the Northgate parking garage is completed to allow additional parking. Completion of this is expected in two years. The site plan was reviewed by Staff and the NRB. All landscape and sidewalk details had not been submitted. The NRB recommended approval of the use, the aesthetics and the site plan with the condition that the roof not be used until the parking garage is available. Staff supports the NRB's recommendation. The Commission may wish to delegate either to the staff or the NRB the final review of the sidewalk and the landscape details or the Commission may table the site plan pending submission of these for review by the full Commission. Chairman Rife asked the distance from this building to the parking garage. Ms. Jimmerson said that she believed it to be a lot or two north of this project. Commissioner Kaiser asked for the procedures that staff uses to assure compliance with landscaping, sidewalk, and parking. Ms. Jimmerson said that a Certificate of Occupancy would not be issued until all requirements are met. Chairman Rife opened the public hearing. Mr. Chad Grauke, The Arkitex Studio, was present to represent the applicant. He stressed that the proposed use is consistent with existing establishments in the area. All of the required parking would be acquired by the parking garage once completed, in the interim parking will be along Patricia Street. He explained that the Northgate guidelines have "0" lot line development, which does not require on-site parking. The anticipated completion date of the proposed facility would be less than one year prior to the completion of the parking garage. He explained that there would be restaurant activities during the day, and nightclub activities during the evening hours. Ms. Marianne Oprisko, 14125 Renee Lane, she was opposed to the request because of adding additional traffic to an already congested area, in aspect to parking. Mr. Harry Jones, 1900 Comal, was present to represent A&M Methodist Church. He told the Commission that this church currently has approximately 1400 members. He thought there would be possible interference with the nightclub and some of the church activities that are held in the evening hours. He explained that the church parking lot is currently used for overflow parking to the existing nightclubs and felt that adding another club to the area would cause even more problems. He said that with their parking lot being used for the nightclub patrons contributes to litter on the church grounds and parking lot. Mr. Benito Flores-Meath, 901 Val Verde, said that he was in favor of something being done to the building, and hoped the owner would establish a nice restaurant, excluding the nightclub. He was concerned with the parking even after the parking garage completion, because of the reserved parking for the dorm that is planned. He felt this nightclub was closer than the required distance between nightclubs and daycares and churches. He was also concerned with security for the church's playgrounds. Mr. Paul Mayfield, 600 Aster Drive, was present to represent the Baptist Student Center. He was concerned with the nightclub proposal and the general atmosphere of Northgate. He felt there should be a balance in the area. He explained that the area is already very congested in the evenings. He is concerned with litter on the church grounds and in the entire area. He felt that the proposed nightclub would contribute to an existing noise problem (received from the current night clubs), if not be worse because the church would be closer to this proposed club. Chad Grauke addressed the Commission to address some of the concerns expressed by the people in opposition. He explained that the development complies with the legal restrictions, including the distance between church facilities. He told the Commission that there is not commitment between the parking garage and the new dorm, therefore there are no dedicated parking spaces. He also told the Commission that the security of the playgrounds on the church's property is the church's responsibility. Chairman Rife closed the public hearing. Commissioner Mooney moved to approve the request with condition of compliance with all ordinance requirements, distance requirements, and with Staff and NRB conditions. Commissioner Horlen seconded the motion. Commissioner Kaiser was concerned with safety and parking issues. Chairman Rife stated that impact on the churches and surrounding properties should be considered. He also thought parking was a serious concern. Chairman Rife called for the vote, and the motion to approve the request passed 3 - 2; Chairman Rife and Commissioner Kaiser voted in opposition to the motion. Commissioner Floyd suggested that this request receive a time limit, which would allow Staff to monitor the screening and other issues, and it could be re-evaluated for compliance. Commissioner Kaiser amended his original motion to approve the request for a period of one year with appropriate screening and upkeep (including drainage). Chairman Rife called for the vote, and the motion to approve with the one year time limit passed 3 - 2; Chairman Rife and Commissioner Horlen voted in opposition to the motion. AGENDA ITEM NO. 7: Public hearing and consideration of a Conditional Use Permit, use and site plan, for Northgate Center located at the corner of College Main and Church Avenue, to allow for a night club. (99-730) Staff Planner Jimmerson presented the staff report and stated that the applicant wished to renovate an existing building located at 301 College Main. The building was previously a retail use and the intent is to convert it into a restaurant during the day and a nightclub during the evening. The nightclub use requires a conditional use permit from the Commission this includes the site plan as well. The current building contains 5600 square feet and there is no designated off-street parking. The applicant indicated he would like to use the roof for additional seating as well as build an interior mezzanine. There are no specific parking requirements in this district (NG-1) for this type of use, however, as a guide, the Zoning Ordinance would typically require 100 parking spaces for the existing building, 20 for the mezzanine and 100 for the roof. The Northgate Review Board met on December 10, 1999. Because of concerns about the parking, the NRB's motion was to exclude the use of the roof until such time as the Northgate parking garage is completed to allow additional parking. Completion of this is expected in two years. The site plan was reviewed by Staff and the NRB. All landscape and sidewalk details had not been submitted. The NRB recommended approval of the use, the aesthetics and the site plan with the condition that the roof not be used until the parking garage is available. Staff supports the NRB's recommendation. The Commission may wish to delegate either to the staff or the NRB the final review of the sidewalk and the landscape details or the Commission may table the site plan pending submission of these for review by the full Commission. Chairman Rife asked the distance from this building to the parking garage. Ms. Jimmerson said that she believed it to be a lot or two north of this project. Commissioner Kaiser asked for the procedures that staff uses to assure compliance with landscaping, sidewalk, and parking. Ms. Jimmerson said that a Certificate of Occupancy would not be issued until all requirements are met. Chairman Rife opened the public hearing. Mr. Chad Grauke, The Arkitex Studio, was present to represent the applicant. He stressed that the proposed use is consistent with existing establishments in the area. All of the required parking would be acquired by the parking garage once completed, in the interim parking will be along Patricia Street. He explained that the Northgate guidelines have "0" lot line development, which does not require on- site parking. The anticipated completion date of the proposed facility would be less than one year prior to the completion of the parking garage. He explained that there would be restaurant activities during the day, and nightclub activities during the evening hours. P&Z Minutes January 6, 2000 Page 7 of 13 Ms. Marianne Oprisko, 14125 Renee Lane, she was opposed to the request because of adding additional traffic to an already congested area, in aspect to parking. Mr. Harry Jones, 1900 Comal, was present to represent A&M Methodist Church. He told the Commission that this church currently has approximately 1400 members. He thought there would be possible interference with the nightclub and some of the church activities that are held in the evening hours. He explained that the church parking lot is currently used for overflow parking to the existing nightclubs and felt that adding another club to the area would cause even more problems. He said that with their parking lot being used for the nightclub patrons contributes to litter on the church grounds and parking lot. Mr. Benito Flores-Meath, 901 Val Verde, said that he was in favor of something being done to the building, and hoped the owner would establish a nice restaurant, excluding the nightclub. He was concerned with the parking even after the parking garage completion, because of the reserved parking for the dorm that is planned. He felt this nightclub was closer than the required distance between nightclubs and daycares and churches. He was also concerned with security for the church's playgrounds. Mr. Paul Mayfield, 600 Aster Drive, was present to represent the Baptist Student Center. He was concerned with the nightclub proposal and the general atmosphere of Northgate. He felt there should be a balance in the area. He explained that the area is already very congested in the evenings. He is concerned with litter on the church grounds and in the entire area. He felt that the proposed nightclub would contribute to an existing noise problem (received from the current night clubs), if not be worse because the church would be closer to this proposed club. Chad Grauke addressed the Commission to address some of the concerns expressed by the people in opposition. He explained that the development complies with the legal restrictions, including the distance between church facilities. He told the Commission that there is not commitment between the parking garage and the new dorm, therefore there are no dedicated parking spaces. He also told the Commission that the security of the playgrounds on the church's property is the church's responsibility. Chairman Rife closed the public hearing. Commissioner Mooney moved to approve the request with condition of compliance with all ordinance requirements, distance requirements, and with Staff and NRB conditions. Commissioner Horlen seconded the motion. Commissioner Kaiser was concerned with safety and parking issues. Chairman Rife stated that impact on the churches and surrounding properties should be considered. He also thought parking was a serious concern. Chairman Rife called for the vote, and the motion to approve the request passed 3 - 2; Chairman Rife and Commissioner Kaiser voted in opposition to the motion. P&Z Minutes January 6, 2000 Page 8 of 13