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HomeMy WebLinkAboutMinutesNORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING November 17, 1999 NRB Members Present: Rick Floyd, Richard Benning, Elton Abbott, Steve Parker, Leslie Randolph and Cheryl Anz. Staff Members Present: Natalie Ruiz, Debra Charanza, Sabine McCully, Jon Mies, Jennifer Reeves and Edwin Hard. Applicants: Tom Kirkland, Joe Bass, John Garrison and Debbie Keating. Proposal: Traditions Dormitory -proposed private dormitory with 801 total beds (435 rooms) and 400 parking spaces in their on-site parking garage. CONCERNS EXPRESSED: The proposed access to Second Street and it's current poor condition and width. The Board discussed the possibility of a single access to Boyett and closing this portion of Second Street (Louise to Church) for a pedestrian mall area. If Second is closed, service and emergency vehicles will need an access through this area. Before Second is closed, the Board will need to examine the impact on the merchants in the area. Adequate sidewalks must be provided due to the pedestrian nature of this area. Most of the roof heights are at 50'. At the entrance, there is a more decorative piece at 53' and in the center, another decorative piece at 63'. (The 63' ornamental piece does not have to meet the height restrictions; however, a variance for the 53' roof line will be required.) The building appears to be more institutional in appearance and should be more compatible with the human scale. The long expanse of windows could be broken up horizontally, awnings could be added, etc. The Fire Marshal expressed several concerns pertaining to emergency access. Ladder trucks need to be able to access the rooms that face the courtyard. (The parking garage must be sprinklered according to Code. However, a variance may be requested from the Construction Board.) Several Members expressed concern with the lack of green space and overbuilding the site. The applicant stated that additional trees could be placed in the pedestrian mall area proposed along Second Street. Reflective glass should not be used. ~ .. RECOMMENDATIONS: Richard Benning moved to recommend approval of the 3' - 4' height variance that will be required by the Zoning Board of Adjustment. Steve Parker seconded the motion which passed (5 - 1); Leslie Randolph voted against the motion. Steve Parker moved to accept the proposed 400 +/- parking spaces for the 801 bed dormitory with the architectural treatments discussed to "break up" the horizontal lines. More decorative elements should be added and the garage should tie into the building as much as possible. Cheryl seconded the motion which passed unopposed (6 - 0). ', ~ .. -~'i ~' ~ /' ,~ . _~~.... ,, Natalie 'Y`homas Ruiz Development Coordinator December 31, 1999 PROJECT REVIEW COMMITTEE (PRC) MEETING May 3, 2000 TO: Tom Kirkland, Via Fax - (214) 67b-6525 A&M Presbyterian Church, 301 Church Ave., College Station, TX 77840 )FROM: PRC Review Committee: Wayne Rife, P&Z Commissioner Richard Floyd, P&Z Commissioner Joe Horlen, P&Z Commissioner Staff Attending: Natalie Ruiz, Development Coordinator Bridgette George, Asst. Development Coordinator Jane Kee, City Planner Sabine Kuenzel, Senior Planner Edwin Hard, Transportation Planner Shauna Anderson, StaffPlanner Jessica Jimmerson, Staff Planner Molly Hitchcock, Staff Planner Amber Kelly, Secretary SUBJECT: Traditions Dormitory at Northgate ^ Consideration of a variance to the Lily's Driveway Qrdinance for an additional access point onto Boyette Street for the Dormitory's parking garage. (.v.o - ~ i.c~ Transportation Planner Hard stated that the applicant, Tom Kirkland, is requesting a driveway variance for a parking garage. He has proposed two access roads onto Boyette Street. One would serve a 13-space employee parking area and another would serve a 385-space main parking garage. The City's Driveway Ordinance would allow Mr. Kirkland to either move one driveway to align with Louise Street, or move it 150 feet away from the intersection. In this case the applicant is requesting a variance to allow a driveway 73 feet south of Louise and have two driveways. The NRB recommended support of this variance. Staff is concerned with the amount of que space in the garage. An independent parking consultant did a que analysis which proved that there would be enough queing except during special event parking. Staff recommended denial of this variance, but suggested combining the two access points into one opposite Louise Street. It is estimated that there would be 1,000 to 2,000 trips per day in the garage, based on the number of beds. Mr. Kirkland suggested designating a small I3-space area of the parking lot near one of these entrances as "employee parking" to cut down on the traffic in the lot. He noted that he has been talking to a security company about having the employees who park in this small section of the lot have a device similar to a garage door opener to allow access in and out of an electric arm. This would ensure no unnecessary traffic in that area. Commissioner Rife stated that if the "employee only" sign is removed from that small area of the lot, it will become open to the public. Mr. Kirkland also stated that the main lot traffic would probably be close to 100% residents. He is concerned with one of his drives being aligned with Louise Street. He does not want residents to have to drive across traffic to get in to the lot. He would prefer a turn into the lot. He also said that he wants to maximize the number of cars he can have in the garage and that, if the entrance is moved, the whole design would have to be reconfigured. Commissioner Harlen expressed concern with the two intersections only being 70 feet apart. Commissioner Floyd made a motion to approve the variance. The motion died due to lack of a 2"d. Commissioner Horlen moved to deny the request. Commissioner Rife 2"a the motion. Motion carried (2-1). The variance was denied. AGENDA ITEM NO. 8: Consideration of a height variance request at 301 Church Street. Applicant is Tom Kirkland for the Tradition @Northgate, LDT. Senior Planner Kuenzel stepped before the Board and presented the staff report. Ms. Kuenzel told the Board that the variance is being sought to allow for the construction of the proposed dormitory with a roofline that will screen roof top equipment. The area was rezoned in 1996 with the rest of the Northgate area subsequent to the City's adoption of the Northgate Redevelopment Plan. That plan targets the Northgate are for rehabilitation and redevelopment as an urbanized historic business area near the Wellborn and University Drive with residential uses behind the commercial areas. The plan provides for high-density development in all three of the Northgate subdistricts with pedestrian and bicycle-oriented uses. In an effort to achieve these goals, site design review is discretionary through the Northgate Revitalization Board Review Subcommittee (NRB). Future development and redevelopment is to occur in more of an urban, compact style, rather than the suburban style that occurs in other parts of the City. In November 1999, the NRB and City Staff held a predevelopment meeting to discuss the conceptual plan for the dormitory. At that time, the NRB expressed some concern regarding the scale of the project, and gave the applicant direction to focus on the site areas between the building and the streets such that these areas would create asemi-public transition with landscaping and pedestrian-friendly facilities (sidewalks, benches, lighting, etc.) The NRB recommended approval of a slight increase in height in order to effect these goals on the rest of the site. The overall permitted building height in this subdistrict is 50 feet -the visible roofline of the proposed dormitory will be 53 feet 3 inches. Therefore, the applicant is requesting a variance of 3 feet 3 inches, or 6.5%. Mr. Bond asked if the alternatives listed in the staff report are the only ones available to the applicant. Are there any structural changes that can be made. Ms. Kuenzel replied that staff had not identified any but there possibly could be some. Ms. Kuenzel referred the question to the applicant. Chairman Alexander opened the public hearing. Tim Kirkland, the applicant, stepped before the Board and was sworn in by Chairman Alexander. Mr. Kirkland told the Board that he has been working with the city for a better part of a year and the NRB to come up with a concept that both the city and the NRB would be pleased with. Mr. Kirkland told the Board that 4 significantly large air conditioning units are being proposed and placed on top of the building. The facade is to cover the units from being seen. Mr. Kirkland told the Board that one of the alternatives is not to place the units on top the building but rather have them on the ground and build some structure around them. Mr. Kirkland explained that the landscaping plan that is being worked on by the NRB and the city involves Second Street, Church Street & Boyett Street. Aesthetically it would not be ideal for the plan to place the units on the ground. It would impact the sidewalks, the pedestrian ways and the bicycle routes. Mr. Kirkland stated that the best architectural thing to do would leave the units on the roof and cover them up. Mr. Kirkland ended by telling the Board that the architect was in the audience if they had any questions. ZBA Minutes May 2, 2000 Page 6 of 8 John Garrison, the architect, stepped before the Board and was sworn in by Chairman Alexander. Dr. Bailey asked Mr. Garrison if there has to be a certain number of feet per floor. Mr. Garrison replied that clear heights are needed that a ceiling can not encroach. To be able to accommodate all the infrastructure in the plenum you have to have a certain floor to floor height to accommodate that. Mr. Searcy questioned the overhang shown on the drawing and asked if the screening could be provided inside that edge, which would then still hide the equipment but not require the variance. Mr. Garrison replied that it was possible. When working with the NRB and the ordinance, one of its intents is to have the buildings step back from the street and have some movement and scale to them. Mr. Garrison explained the proposed building and how the canopy on the ground level projects the base of the building out and as the building rises the roof screen overhang creates some relief and shadow at the top of the building. This makes it look more active and vibrant. Mr. Garrison told the Board that the screen could move back to be flush with the building but the shadow would be lost. Mr. Garrison explained the shadow as being an important part of the building. Mr. Searcy asked Mr. Garrison if he would agree that the primary reason for the variance is for the aesthetics of the building. Mr. Garrison stated that he would agree to that statement. Mr. Bond asked Mr. Garrison if 3 feet 3 inches reduced the building height, would it in some way violate the southern building code requirement for clearance in each floor. Mr. Garrison replied that the top four floors of the building have minimum clearance. From a floor to floor stand point once everything is installed; the bathroom ceiling heights are at the minimum height they can be. The only place for additional height is on the ground floor. This could be lowered down but that is the main plenum for all the infrastructure to go up through the building. It then would have to go to the top of the roof and be exposed and that would be a severe hardship to the design of the building. Chairman asked for anyone wanting to speak in opposition of the request. Benito Flores-Meath, 901 Val Verde, stepped before the Board and was sworn in by Chairman Alexander. Mr. Flores-Meath told the Board that when he first saw the project he understood it to only be four floors. Mr. Flores-Meath agreed that placing the heating and cooling units on ground level on the side of the building is not very practical. Mr. Flores-Meath suggested taking out a few of the inside dorm rooms on the fourth floor and install the a/c units there, then a variance would not be required. Mr. Flores-Meath told the Board that a lot of money has been spent in the Northgate area to make it quaint and now this monster box appears in the middle. Mr. Flores-Meath described the project too big for the area. With no one else stepping forward, Chairman Alexander closed the public hearing. ZBA Minutes May 2, 2000 Page 7 of 8 1VLr. Bond made the motion the authorize a variance to the building height requirement from the terms of this ordinance as it will not be contrary to the public interest, due to the following special conditions: area blocks were created prior to city incorporation making consolidation of property and redevelopment difficult and the effective loss of the perimeter of the site for landscaping purposes requires the increase height of the building to accommodate the design; and because a strict enforcement of the provisions of the ordinance would result in unnecessary hardship to this applicant being: the alternative of additional land acquisition to make the project feasible and to leave enough transition area is not feasible in the Northgate area as elsewhere in the city, and maintaining as much open area within and around the site is important to the design of this project and to the overall Northgate area. Dr. Bailey seconded the motion, which passed unopposed (5-0). AGENDA ITEM N0.9: Discussion of topics for future workshop agenda. Mr. Bond stated that he understood that eventually this Board would have a workshop meeting. No topics where discussed. AGENDA ITEM NO. 10: Adjourn. The meeting was adjourned. APPROVED: . __ David Alexander, hai man AT~ EST: y ~~ Deborah Grace, Staff Assistant ZBA Minutes May 2, 2000 Page 8 of 8 A, ~ City of College Station Development Services P. O. Box 9960 ~ 1101 Texas Avenue ~ College Station, Texas 77842 (979) 764-3570 NORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING March 13, 2001 TO: Debbie Keating, Urban Design Group, Via Fax, 696-9752 Tom Kirkland, Via Fax, (214) 890-1355 Gary Staiger, Via Fax, (214) 887-0559 Charlotte Summerline, Via Fax, (512) 474-6932 FROM: NRB Review Subcommittee: Elton Abbott, Jr., NRB Member Richard Benning, NRB Member Rick Floyd, P&Z Commissioner Joe Horlen, P&Z Commissioner Judy Warren, P&Z Commissioner Staff Attending: Bridgette George, Asst. Development Review Manager Sabine Kuenzel, Senior Planner Molly Hitchcock, Staff Planner Jessica Jimmerson, Staff Planner Donald Harmon, Graduate Engineer Tammy Macik, Secretary SUBJECT: Traditions at Northgate -Consideration of the landscape and signage of the dormitory located at 301 Church Avenue (00-66) The NRB Review Subcommittee held a meeting on Wednesday, February 7, 2001 to review the above-mentioned item. Staff Planner Hitchcock mentioned that no one on the subcommittee received copy of LS Z, 3 and 4 and that they may want to take time to look at those while waiting on the landscape architect. Commissioner Floyd suggested that Staff Planner Hitchcock go ahead and address the four items that staff had questions about since the landscape architect wasn't there yet. Staff Planner Hitchcock stated the plans submitted were not complete and that the four items that need to be addressed would hopefully is changed with the next submittal. Hitchcock went into further detail of the items staff requested. She stated that the improvements (landscaping and streetscaping) did mesh with the Second Street Promenade that the city is developing. She stated that the promenade plan is going beyond the Tradition property line leading to a better tie in with the Traditions property. Staff Planner Hitchcock stated that when comparing the Traditions' landscape plan with the Second Street Promenade, there were a few discrepancies. Tradition listed several base bid conditions that were not in agreement with the Second Street Promenade. One example was that the standard is going to be stamped-dyed concrete. Ms. Debbie Keating stated that the reason they had stamped concrete was to establish the difference in cost between regular requirements and the Home ofTex~sA~M University NRBMeefing Prnjecf.• Tradifons at Norlhgate Dafe ofMeefing.• February 7, ZO01 Page Z oft upgrade. The money not used for that will be used to help to pay for some of the other improvements. Ms. Keating stated that Traditions was going to build to the standards of the Second Street and do not have any intention on building it with the base bid condition. Staff Planner Hitchcock confirmed that was the clarification staff was looking for on the first item in question of the base bid. Commissioner Floyd confirmed with the applicant that the first item of the base bid was only to get a cost estimate. Traditions' intentions are to have the sidewalks blend in with the Second Street project. The second item in question was the bands of inlaid pavers, which will be the stamped-dyed concrete. Staff Planner Hitchcock continued with the third and fourth items being the tables and lights which the city will provide. NRB Member Benning asked if these were budgeted for Second Street project. Staff Planner Hitchcock confirmed it was. Commissioner Floyd asked if the staff questions had been resolved and Staff Planner Hitchcock stated that there were a few more items. She stated that one item budgeted with Second Street was the trash receptacle, but that Traditions was asking for planters. The applicant and Ms. Keating clarified that they were going to match Second Street Plan and that it will be a receptacle. It was clarified that the city will provide the receptacle. Staff Planner Hitchcock brought up the three retaining walls and stated that it may be another budgeting question. She said that the base bid on the new plan that came out were stucco and that the alternate was brick and that they were not part of the second street plan. The applicant stated it will be brick. NRB Member Abbott made the comment that the stucco was the recommended material with brick being the alternate and thought that maybe it was for pricing information Commissioner Floyd asked what kind of letters would be on building signage. The applicant stated that the sign would be on the building facing Church Street and that it would be a five- foot clock with the tradition logo and three flagpoles. There will not be any other signage except where the food court will be and that will be brought to another meeting. NRB Member Benning made the motion to pass the plan as presented including the signage. NRB Member Abbott confirmed that cafeteria awning will come to another meeting. Staff Planner Hitchcock confirmed that the retaining walls will be out of brick. Commissioner Horlen seconded and the motion passed 5-0. Home of Texas ABM Unl ~erslty f City of College Station Development Services P. O. Box 9960 ,,, 1101 Texas Avenue ~ College Station, Texas 77842 (409) 764-3570 NORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING April 19, 2000 TO: Thomas Kirkland, The Tradition at Northgate, LTD, Via fax (214) 890- 1355 Urban Design Group, Via fax (979) 696-9752 FROM: NRB Review Subcommittee: Cheryl Anz, NRB Member Elton Abbott, Jr., NRB Member Richard Benning, NRB Member Steve Parker, P&Z Commissioner Rick Floyd, P&Z Commissioner Joe Horlen, P&Z Commissioner Staff Attending: Bridgette George, Asst. Development Coordinator Sabine McCully, Senior Planner Jane Kee, City Planner Edwin Hard, Transportation Planner Charles Wood, Sr. Economic Development Analyst SUBJECT: Tradition at Northgate - 301 Church Avenue. Ms. Kuenzel presented the members with a report and staff review comments on the dormitory. She pointed out that the proposed building is 53', which is 3' above the height ordinance, requiring a variance. When asked about benches along the sidewalk, Ms. Kuenzel mentioned that they would tie in with other benches the City is using along Church and Boyett. Some discussion took place regarding the two drives proposed off of Boyett. One is for the residents and will have a gate and one is open parking for employees. Mr. Hard stated that they would have to request a driveway variance for the two drives since they don't meet the ordinance. After discussing some concerns about the 60' offset, the members Home of Texas A&M University i NRB Meeting Project Date Page 2 of 2 asked to move on since they did not have the authorization to make a motion on the driveways. JRG, stated that everything on the current plans displayed stayed the same in respect to the previous review. He also mentioned that the garage would be built with pre-cast materials. Commissioner Floyd motioned to approve #3 or #4 of the color elevations presented, along with the site and landscaping plans; as well as supporting the 3' height variance and driveway variance. NRB Member Abbott seconded, and the motion passed 6-0. The subcommittee stated that staff could approve the final landscaping plans and will contact Cheryl Anz when the final landscaping plans are submitted. Home of Texas A&M University City of College Station Development Services P. O. Box 9960 — 1101 Texas Avenue — College Station, Texas 77842 (979) 764-3570 NORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING March 29, 2001 TO: Debbie Keating, Urban Design Group, Via Fax, 696-9752 Tom Kirkland, Via Fax, (214) 890-13 5 5 Gary Staiger, Via Fax, (214) 887-0559 Charlotte Summerline, Via Fax, (512) 474-6932 FROM: NRS Review Subcommittee: Elton Abbott, Jr., NRS Member Richard Senning, NRS Member Rick Floyd, P&Z Commissioner Joe Horlen, P&Z Commissioner Judy Warren, P&Z Commissioner Staff Attending: Bridgette George, Asst. Development Review Manager Sabine Kuenzel, Senior Planner Molly Hitchcock, Staff Planner Jessica Jimmerson, Staff Planner Donald Harmon, Graduate Engineer Tammy Macik, Secretary SUBJECT: Traditions at Northgate — Consideration of the landscape and signage of the dormitory located at 301 Church Avenue (00-66) The NRS Review Subcommittee held a meeting on Wednesday, February 7, 2001 to review the above-mentioned item. Staff Planner Hitchcock mentioned that no one on the subcommittee received copy of LS 2, 3 and 4 and that they may want to take time to look at those while waiting on the landscape architect. Commissioner Floyd suggested that Staff Planner Hitchcock go ahead and address the four items that staff had questions about since the landscape architect wasn't there yet. Staff Planner Hitchcock stated the plans submitted were not complete and that the four items that need to be addressed would hopefully is changed with the next submittal. Hitchcock went into further detail of the items staff requested. She stated that the improvements (landscaping and streetscaping) did mesh with the Second Street Promenade that the city is developing. She stated that the promenade plan is going beyond the Tradition property line leading to a better tie in with the Traditions property. Staff Planner Hitchcock stated that when comparing the Traditions' landscape plan with the Second Street Promenade, there were a few discrepancies. Tradition listed several base bid conditions that were not in agreement with the Second Street Promenade. One example was that the standard is going to be stamped -dyed concrete and Traditions had listed it as an alternative. Ms. Debbie Keating stated that the reason they had stamped concrete was to establish the difference in cost Home of Texas A&M University NKBMeehrg Project: Traditons atNor?Igate Date ofMeehW February 7, 2007 Page 2 oft between regular requirements and the upgrade. The money not used for that will be used to help to pay for some of the other improvements. Ms. Keating stated that Traditions was going to build to the standards of the Second Street and do not have any intention on building it with the base bid condition. Staff Planner Hitchcock confirmed that was the clarification staff was looking for on the first item in question of the base bid. Commissioner Floyd confirmed with the applicant that the first item of the base bid was only to get a cost estimate. Traditions' intentions are to have the sidewalks blend in with the Second Street project. The second item in question was the bands of inlaid pavers, which, in their notes, Traditions had indicated the use of stamped -dyed concrete. The applicant, Tom Kirkland, confirmed that the sidewalks would be stamped dyed concrete and the decorative bands would be inlaid pavers, matching the Second Street project. Staff Planner Hitchcock continued with the third and fourth items being the tables and lights which the city would provide. She stated these would be installed with the Second Street project. NRB Member Benning asked if these were budgeted for Second Street project. Staff Planner Hitchcock confirmed it was. Commissioner Floyd asked if the staff questions had been resolved and Staff Planner Hitchcock stated that there were a few more items. She stated that one item budgeted with Second Street was the trash receptacle, but that Traditions was asking for planters. The applicant and Ms. Keating clarified that they were going to match Second Street Plan and that it will be a receptacle. It was clarified that the city will provide the receptacle. Staff Planner Hitchcock brought up the three retaining walls and stated that it may be another budgeting question. She said that the base bid on the new plan that came out were stucco and that the alternate was brick and that they were not part of the second street plan. The applicant stated it will be brick. NRB Member Abbott made the comment that the stucco was the recommended material with brick being the alternate and thought that maybe it was for pricing information Commissioner Floyd asked what kind of letters would be on building signage. The applicant stated that the sign would be on the building facing Church Street and that it would be a five- foot clock with the tradition logo and three flagpoles. There will not be any other signage except where the food court will be and that will be brought to another meeting. NRB Member Benning made the motion to pass the plan as presented including the signage. NRB Member Abbott confirmed that cafeteria awning will come to another meeting. Staff Planner Hitchcock confirmed that the retaining walls will be out of brick. NRB Member Abbott clarified that the motion included what the applicant verbally confirmed. Commissioner Horlen seconded and the motion passed 5-0. Home of Texas A&M University City of College Station Development Services P. O. Box 9990 — 1101 Texas Avenue South — College Station, TX 77842 (979) 764-3570 NORTHGATE REVITALIZATION BOARD (NRB) REVIEW SUBCOMMITTEE MEETING June 7, 2000 To: Mr. Tom Kirkland Via fax, (214) 890-1355 From: NRB Review Subcommittee: Elton Abbott, Jr., NRB Member Richard Benning, NRB Member Cheryl Anz, NRB Member Joe Horlen, P&Z Commissioner Judith Warren, P&Z Commissioner Steve Parker, P&Z Commissioner Staff Attending: Natalie Ruiz, Development Coordinator Jessica Jimmerson, Staff Planner Molly Hitchcock, Staff Planner Amber Kelly, Secretary Subject: Traditions Dormitory at Northgate —Reconsideration of the total parking requirements for the new facility located at 301 Church Street. Development Coordinator Ruiz reminded the NRB that they originally approved the site plan for this project last month. At that time the bed to parking ratio was about 2:1. The PRC denied the 2nd driveway on Boyette St., which caused a redesign of the parking garage. The new design will allow a total of 370 parking spaces, or a ratio of 2.15:1 Mr. Tom Kirkland, the applicant for this project, said that they removed a driveway that was planned at Cherry Street, and widened another driveway instead. They now have approximately 370 parking spaces. He anticipates that the Traditions employees will park in the City parking lot. He also noted that, at this time, the Callaway Dorm only uses approximately 50% of their parking. He also mentioned that Traditions residents will have to pay to park in the garage, and so they may choose not to use it. Therefore, he believes the dorm will have plenty of parking. NRB Member Anz moved to approve the new parking ratio as presented. Commissioner Parker seconded the motion. The vote passed 5-1, with NRB Member Benning abstaining.