HomeMy WebLinkAbout00071764Susan Hazlett - Two legal ads Page 1
From:
Susan Hazlett
To:
Jhayes@theeagle.com
Date:
12/14/01 8:46AM
Subject:
Two legal ads
Joyce,
Attached are two ads for the Northgate Ordinance Amendment:
P8Z Ad - Publication date - December 19
CC Ad - Publication date - December 26
Thanks Joyce!
Susan Hazlett
Phone: (979) 764-3570
FAX: (979) 764-3496
E-mail: shazlett@ci.college-station.tx.us
CC: Bridgette George; Natalie Ruiz; Sabine Kuenzel; Tammy Macik
FILE COPY of ;2~
On E-MAIL
LEGAL NOTICE
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 19, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD #5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station Planning and Zoning Commission will hold a public hearing to
consider a ZONING ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS,
NG-1, NG-2, NG-3. .
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Commission on Thursday, JANUARY 3, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours
before the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-
2989.
For additional information, please contact me at (979) 764-3570.
SABINE KUENZEL
SENIOR PLANNER
FILE COPY oi-26s
E-MAILED
LEGAL NOTICE
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 26, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD # 5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station City Council will hold a public hearing to consider a ZONING
ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS, NG-1, NG-2, AND NG-3.
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Council on Thursday, JANUARY 10, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours before
the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-2989.
For additional information, please contact me at (979) 764-3570.
D~
SABINE KUENZEL
SENIOR PLANNER
MEMORANDUM Via COP
TO: Planning and Zoning Commission
FROM: Sabine Kuenzel, Senior Planner
DATE: Monday, December 10, 2001
RE: Northgate Amendment
Attached please find a copy of an interim Northgate District amendment. The
amendment is necessary because we no longer can get a quorum together for the
Northgate Review Subcommittee and therefore projects cannot be approved under the
ordinance.
The ordinance amendment that the Commission saw two months ago has been put on
hold pending consultant recommendations for more specific architectural review.
Additionally, several property owners have expressed wishes to provide input into the
previous draft.
The interim ordinance draft accomplishes the following:
1. Temporarily authorizes the Project Review Committee to review and approve
Northgate projects.
2. Removes the buffering restrictions in the Northgate District.
LEGAL NOTICE
FILE COPY oi-265
E•MAILED
-r -ul
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 26, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD # 5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station City Council will hold a public hearing to consider a ZONING
ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS, NG-1, NG-2, AND NG-3.
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Council on Thursday, JANUARY 10, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours before
the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-2989.
For additional information, please contact me at (979) 764-3570.
SABINE KUENZEL
SENIOR PLANNER
Susan Hazlett - Two legal ads Page 1
From: Susan Hazlett
To: Jhayes@theeagle.com
Date: 12/14/01 8:46AM
Subject: Two legal ads
Joyce,
Attached are two ads for the Northgate Ordinance Amendment:
P8Z Ad - Publication date - December 19
CC Ad - Publication date - December 26
Thanks Joyce!
Susan Hazlett
Phone: (979) 764-3570
FAX: (979) 764-3496
E-mail: shazlett@ci.college-station.tx.us
CC: Bridgette George; Natalie Ruiz; Sabine Kuenzel; Tammy Macik
FILE COPY 01-;245
11-MAILED
LEGAL NOTICE
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 19, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD #5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station Planning and Zoning Commission will hold a public hearing to
consider a ZONING ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS,
NG-1, NG-2, NG-3. .
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Commission on Thursday, JANUARY 3, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours
before the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-
2989.
For additional information, please contact me at (979) 764-3570.
SABINE KUENZEL
SENIOR PLANNER
Susan Hazlett - Two legal ads Page 1
From: Susan Hazlett
To: Jhayes@theeagle.com
Date: 12/14/01 8:46AM
Subject: Two legal ads
Joyce,
Attached are two ads for the Northgate Ordinance Amendment:
P&Z Ad - Publication date - December 19
CC Ad - Publication date - December 26
Thanks Joyce!
Susan Hazlett
Phone: (979) 764-3570
FAX: (979) 764-3496
E-mclil: shazlett@ci.college-station.tx.us
CC: Bridgette George; Natalie Ruiz; Sabine Kuenzel; Tammy Macik
Susa.ri Hazlett - Two legal ads
From:
Susan Hazlett
/
To:
Jhayes@theeagle.com
Date:
12/14/01 8:46AM
Subject:
Two legal ads
Joyce,
Attached are two ads for the Northgate Ordinance Amendment:
P&Z Ad - Publication date - December 19
CC Ad - Publication date - December 26
Thanks Joyce!
Susan Hazlett
Phone: (979) 764-3570
FAX: (979) 764-3496
E-mail: shazlett@ci.college-station.tx.us
/=y T
CC: Bridgette George; Natalie Ruiz; Sabine Kuenzel; Tammy Macik
LEGAL NOTICE
~Q
a
FILE COPY 61-Z5
m F'ti1A1LED
-~Y-u
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 19, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD #5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station Planning and Zoning Commission will hold a public hearing to
consider a ZONING ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS,
NG-1, NG-2, NG-3. .
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Commission on Thursday, JANUARY 3, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours
before the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-
2989.
For additional information, please contact me at (979) 764-3570.
SABINE KUENZEL ~
SENIOR PLANNER
LEGAL NOTICE
FILE COPY o)-2&s
,~n E-MAILED
~9-1*-Oi
DATE TO BE PUBLISHED: WEDNESDAY, DECEMBER 26, 2001 ONLY
BILL TO: The City of College Station
P.O. Box 9960
College Station, TX 77842
REFERENCE ACCOUNT # 11106712 CREDIT CARD # 5478-9900-0018-2752
NOTICE OF PUBLIC HEARING:
The College Station City Council will hold a public hearing to consider a ZONING
ORDINANCE AMENDMENT for the NORTHGATE DISTRICTS, NG-1, NG-2, AND NG-3.
The hearing will be held in the Council Room of the College Station City Hall, 1101 Texas
Avenue at the 7:00 p.m. meeting of the Council on Thursday, JANUARY 10, 2002.
Any request for sign interpretive services for the hearing impaired must be made 48 hours before
the meeting. To make arrangements call (979) 764-3547 or (TDD) 1-800-735-2989.
For additional information, please contact me at (979) 764-3570.
O 1~-
SABINE KUENZEL
SENIOR PLANNER
FACSIMILE COVER SHEET
CITY OF COLLEGE STATION
DEVELOPMENT SERVICES
1101 Texas Avenue South, PO Box 9960
College Station, Texas 77842
Phone (979) 764-3570 / Fax (979) 764-3496
Date: 191- )9-01 # of pages including cover: 3
Ifyou didnotteceive a complete fax, please call our office immediatelyfora newtnwsmittal
TO: J Q ac Ro'sAes FAX: -7 1 q` (j()
COMPANY: 6 Q Cl -c--
o y-4-1--,
(e
FROM: Tammy Macik PHONE: (979) 764-3570
COMPANY: City of College Station
REMARKS: ❑ Urgent ✓ For your review ❑ Replay ASAP ❑ FYI
19/14/01 10:48 'x979 764 3496 DEVELOPMENT SVCS 10001
ACTIVITY REPORT
TRANSMISSION OK
TX/RX NO. 0507
CONNECTION TEL 9p7740053
CONNECTION ID EAGLE.
START TIME 12/19 10:47
USAGE TIME 01'08
PAGES 3
RESULT OK
12/19/2001 10:40 FAY 979 774 0053 EAGLE
NOTICE OF PUBLIC HEARING:
The College Station Planning and Zoning Commission
will hold a public hearing to consider a ZONING ORDI-
NANCE AMENDMENT for NORTHGATE DISTRICTS,
NG-1, NG-2, and NG-3.
Tho hearing will be held in the Council Room of the Col-
leg i3 Station City Hall, 1101 Texas Avenue at the 7:00
p.m. meeting of the Council on Thursday, JANUARY 3,
2002.
Arn,+ request for sign interpretive services for the hearing
impaired must be made 48 hours before the meeting.
To make arrangements call (979) 764-3547 or (TDD) 1-
BOO-735-2989.
I
I For additional information, please contact me at (979)
764-3570.
I SAIBINE KUENZEL
SENIOR PLANNER
12-20-01
10001
7~e~, 3 zl~7 6
12/19/2001 10:40 FAX 979 774 0053 EAGLE
NOTICE OF PUBLIC HEARING:
The College Station City Council will hold a public hear-
ing to consider a ZONING ORDINANCE AMENDMENT
for NORTHGATE DISTRICTS, NG-1, NG-2, and NG-3.
The; hearing will be held in the Council Room of the Col-
leg !3 Station City Hall, 1101 Texas Avenue at the 7:00
p.m. meeting of the Council on Thursday, JANUARY
10, 2002.
An!,, request for sign interpretive services for the hearing
impaired must be made 48 hours before the meeting.
To make arrangements call (979) 764-3547 or (TDD) 1-
8001-735-2989.
Foi additional information, please contact me at (979)
f 764-3570.
SA 31NE KUENZEL
SENIOR PLANNER
12-26-01
5
19 002
FILE COPY
MEMORANDUM
TO: Planning and Zoning Commission
FROM: Sabine Kuenzel, Senior Planner ~'"J-
DATE: Monday, December 10, 2001
RE: Northgate Amendment
Attached please find a copy of an interim Northgate District amendment. The
amendment is necessary because we no longer can get a quorum together for the
Northgate Review Subcommittee and therefore projects cannot be approved under the
ordinance.
The ordinance amendment that the Commission saw two months ago has been put on
hold pending consultant recommendations for more specific architectural review.
Additionally, several property owners have expressed wishes to provide input into the
previous draft.
The interim ordinance draft accomplishes the following:
1. Temporarily authorizes the Project Review Committee to review and approve
Northgate projects.
2. Removes the buffering restrictions in the Northgate District.
FIRST
erican
;W& BANK?
December 11, 2001
Ms. Kim Foutz
Director of Economic Development
City of College Station
1101 Texas Ave.
College Station, TX 77840
RE: Proposed Ordinance Amending Northgate Subdistrict NG-2
"Schedule of District Regulations" and "District Use Schedule"
Dear Kim:
As an owner of property in the NG-2 subdistrict of Northgate, First American Bank, SSB
("First American") has significant concerns relating to the proposed ordinance amending
the "Schedule of District Regulations" and the "District Use Schedule" (hereinafter
referred to as "Ordinance"). First American would request certain changes to the
proposed Ordinance prior to its presentation and approval by the City Council of College
Station.
The proposed Ordinance requires owners of property in NG-2 to be subject to review of
any proposed redevelopment, site development, rehabilitation, or facade work.
Previously, there have been no review requirements placed on properties in NG-2 for
facade changes, design changes or architectural control. Given the City's significant
capital contributions and infrastructure improvements made to NG-1 and the current use
and configuration of properties in NG-1 such requirements may be appropriate for NG-1.
However, buildings in NG-2 do not have a consistent "street format" configuration or
other architectural consistency like most of the buildings in NG-1, the uses and
specialized needs related to those uses , vary widely in NG-2; and the city has not made a
significant investment in NG-2, therefore the owners of property in NG-2 should not be
more restricted than any other owner of commercial property with C-1 or C-2 zoning
designations, except as may be provided in the 1996 Northgate Zoning Ordinance.
Although not intended to be all inclusive, below are some specific objections First
American has to the proposed Ordinance.
First American objects to architectural and design control without objective criteria and a
specific investment in the NG-2 subdistrict by the City of College Station. We especially
object to the review process proposed in the Ordinance applying to rehabilitation or
facade work on properties in the NG-2 subdistrict. First American requests that properties
in the NG-2 subdistrict be excluded from the design review process for facade and
rehabilitation work as outlined in the proposed Ordinance.
The proposed Ordinance requires a maximum set back requirement of 10' from any front
or side streets adjoining the property. The requirement would render the First American
Bank property virtually useless for its current use as a full service banking facility.
Attached is a map of the NG-2 subdistrict, which has been marked to indicate the
First American Bank, SSB
1 l 11 Briarcrest Drive Bryan, Texas 77802 (979) 260-4417 Fax (979) 846-1237
Member FDIC
Kim Fouts
Page 2
property owned by First American. As I understand the proposed Ordinance, First
American could be required to rebuild its facility to within 10' of the University ROW
and Church Street ROW. This would eliminate any onsite parking unless some type of
courtyard parking arrangement was designed which would be highly ineffective. The
current use and design of the drive-thru lanes for the bank would be significantly altered
and potentially eliminated. First American would request that the maximum 10' set back
be eliminated from the proposed Ordinance as it relates to the NG-2 subdistrict.
The proposed Ordinance also requires that structures have a minimum height of two
stories in the NG-2 subdistrict. This is particularly burdensome to an owner of a one story
facility that may be required to add a second story to an existing facility when the need
may not exist and the current property design and/or use may not support a second story.
The requirement that all structures be a two story design in a subdistrict dominated by
one story structures is overly burdensome and serves to deter redevelopment and
reconstruction in the area. First American requests that the NG-2 subdistrict not be
subject to a two story building minimum as proposed in the Ordinance.
The proposed Ordinance eliminates any parking between a building and an adjoining
ROW. As First American Bank is dependent upon sufficient onsite parking to effectively
operate its banking location in NG-2, this provision is of concern. First American
currently enjoys sufficient onsite parking to meet our needs and the prospect of losing
that parking availability is unacceptable to First American as it threatens our ability to
continue to use the facility for its current purpose. We would request that the provision,
which eliminates parking between a building and an adjoining ROW, be removed from
the proposed Ordinance as it relates to NG-2.
Finally, under the "Building Design" section the proposed Ordinance subjects the NG-2
subdistrict to design restrictions that are not currently in place or consistent with the
current use or design of properties in the NG-2 subdistrict. The proposed restrictions in
the Ordinance serve to discourage redevelopment, site development or facade work by
subjecting the property in the NG-2 subdistrict to a subjective design review process not
previously in place. As such, we request that the NG-2 subdistrict be excluded from the
"Building Design" provisions of the proposed Ordinance.
First American respectfully requests that the NG-2 subdistrict not be singled out, or
further restricted, to vary from C-1 or C-2 zoning designations other than as provided in
the 1996 Northgate Zoning Ordinance. We propose that the City more closely look at the
proposed changes for their impact not only on the First American Bank site, but for their
affect on all the commercial properties contained in the NG-2 subdistrict. I understand
that the City is engaging a consultant to review some of these issues and the potential
impact of the changes on properties in the Northgate subdistricts.
I am available at 260-4402 if you or City Staff have any questions regarding the requests
we have made for your consideration. Thank you for your time and assistance in this
matter.
Kim Fouts
Page 3
Sincerely,
First American Bank, SSB
40ayebe!~~4
Executive Vice President
CR/vf
Cc: Donald A. Adam
Bill Atkinson
Steve Strong
Tommy Vance
COLLEGE AV
l
~ . t
t l { of v
v+ r
1 _ -
TAL113ER ST O
~ a 4
J + ,
r G+?:LEGE Awti
i
t-q
aoTErr ST
-IS
«+.~..,+t,~~~H~~~''~++i-►+ti-~•a~ fIIFLL901~!'1 ftp k
1
NGRTHGATE ZONING DISTRACTS
December 18, 2001
Ms. Kim Foutz
City of College Station
101 Texas Avenue
College Station, Texas 77840-2499
Subject: Planning and Zoning Analysis - Northgate Area
Dear Ms. Foutz:
Based upon our recent telephone conversation regarding the Northgate area, we are
proposing the following scope of services:
Task I - Site Reconnaissance: The Consultant will meet with you and any designated
staff persons to discuss issues and objectives for the study area. We will tour the study
area with City staff to observe and discuss the physical characteristics of the site.
- Task II Base Mapping: A base map will be created for the study area and for the
surrounding area. Existing land uses will also be documented.
Task III - Proposed Ordinance Development: The Consultant will develop goals and
objectives for the proposed district. Based upon these goals and objectives, the
Consultant will draft a proposed zoning district (or overlay district) for the area. The
proposed district will be designed to be amended into the City's Zoning Ordinance, and
will include, but will not be limited to, the following:
1. fiet-o~es,,-purpose
2. Permitted Uses
,3.,! Design Standards
a. building materials
b. landscaping
c. signs
d. fagade treatment
4: Pedestrian and bicycle circulation standards
5. Processes and submittal requirements review
The draft district amendment will be submitted to City staff for review and comment.
Based upon comments received, the Consultant will finalize the proposed ordinance and
will deliver the ordinance to the City in a format suitable for public hearing.
Task IV - Meetings: The Consultant will attend at least two (2) public meetings with the
Planning and Zoning Commission and/or City Council.
I PATtl~ ne.~ w WQ.Cc" {a,ts
Ms. Foutz
December 18, 2001
Page 2 of 2
We would propose to undertake the above scope of services on an hourly rate basis not
to exceed $9,500.00. Direct expenses such as delivery and printing would be billed in
addition to professional fees at our actual incurred cost. Please let me know if this is
acceptable to you and we can prepare a letter agreement to move forward. Please do
not hesitate to give me a call if you have any questions.
Sincerely,
Dan G. Sefko, AICP
President
Swine Kuenzel - Northgate ordinance
From:
Charles Wood
To:
Sabine Kuenzel
Date:
10/30/01 2:43PM
Subject:
Northgate ordinance
ag l
Sabine,
I think I found some language that may work regarding brick/stone facades. It is from the Cedar Park
Town Center Regulating Plan and Urban Code. The language reads as follows:
Walls
A. Exterior Walls:
All exterior-building walls shall be finished in brick, native Texas Stone, cast stone, stucco, or exterior
insulation finishing system (E.I.F.S.). Wood siding is prohibited.
B. Change in materials:
shall occur along a horizontal line (with the heavier material at the bottom), or at the joint along an inside
corner. Facades shall include no more than three major veneer materials.
Glenn and Kim said that we may also want to add some language that this only needs to be for walls that
are in view of the street or public r-o-w.
Let me know if you think this will work. I will bring by the plan so you can take a look at it.
Charles
CC: Glenn Brown; Kim Foutz
NORTHGATE DEVELOPMENUINFRASTRUCTURE MEETING - January 8, 2001
Final Copy
Attendance:
David Massey
Glenn Brown
Jon Mies
Mark Smith
Dale Schepers
Tony Michalsky
Kim Foutz
Charles Wood
Sabina Kuenzel
Molly Hitchcock
Jim Callaway
The following issues were discussed:
Water - The City has reached a temporary solution. For the long term, the solution will be
a water loop from F.M. 2818 at Dowling Road which should be complete in 18 months.
Existing distribution (internal to Northgate) is satisfactory. Short extension will be necessary
for developments that could be funded by the City but installed by developers. The City
needs to specify building materials and sprinkler requirements through a code revision. Dale
Schepers stated that he needed to review the proposed ordinances to establish whether the
proposed water improvements would be sufficient to support the density of development
that would be established by the new ordinances.
Wastewater - The wastewater system is currently under rehab. The lift station in Hensel
Park needs to be upgraded and short extensions are needed that could be funded by
the City and installed by developers.
Detention - Regional detention is needed. Mark Smith stated that collection and detention
could be installed between Cherry and Spruce Streets which could also serve as a
park. The entire block would be necessary for this purpose. A plan is needed for
storm water delivery that would run under the streets and look into the possibility of
fees to cover the cost.
Electric - There is an electric capacity issue for Northgate. The City is currently adding a
second line to serve the area. However, a new substation is necessary and will
probably be located on Wellborn Road. A 200'X 100' lot is needed to house the
substation. This should be complete in 3 years.
Streets/Sidewalks - Need to set a policy that would allow us to better use the
existing right-of-way. A question was raised regarding whether it would be better to
work in the existing r-o-w or to acquire more r-o-w. Mark Smith stated that he
would prefer to work within the existing r-o-w. The City needs to consider the
possibility of not installing sidewalks and requiring the private sector to install them
as new development or redevelopment occurs except on College Main and Church
Streets. Mark Smith stated that we have to have flexible standards and that he would
prefer sidewalks to be installed by the private sector. It was suggested that a
separate meeting with Development Services, Economic Development and Public
Works to further discuss sidewalks and streets in Northgate.
Lighting - There is no specific initiative or special standard for lighting. Staff has not
received any direction from City Council for lighting in this area. Historic lighting
should be continued by the City along Church Avenue and in the Second Street
Plaza. If the City installs lighting it will be standard lighting unless specifically
upgraded through economic incentives except as provided above. If developers
choose to add lighting to their development they must meet Northgate design
standards.
Results/Actions:
Infrastructure Master Plan - The creation of a plan is necessary that would include water,
wastewater, detention, streets and electric with a schedule for implementation,
completion and interim capability. It was agreed that Mark Smith and Dale Schepers
would investigate hiring a firm to develop an infrastructure master plan.
Proposed Ordinance - The proposed ordinances need to be changed to incorporate
building materials and sprinklers as related to fire issues.
Streets/Sidewalks - A second meeting with Development Services, Economic Development
and Public Works is necessary to further discuss issues related to streets, sidewalks
and right-of-way.
- _ - -
Sabine Kuenzel -Re. street trees - Show me how its done Page
From: Lee Battle
To: Mark Smith; Sabine Kuenzel
Date: 11/19/01 11:35AM
Subject: Re: street trees - Show me how it's done
This web site might be of some help, it lists other cities that are doing narrow street designs. It gives
contact names and numbers. It might be worth a few phone calls to see how other cities are dealing with
this issue.
http://www.sonic.net/abcaia/narrow.htm
have information on street design with various street sections etc., but I haven't seen much that
specifically addresses utility conflicts. One suggestion I've seen is to get an easement on the private
property. That way the utilites can be placed without purchasing.
Mark Smith 11/19/01 11:17AM
Problem is that the private development side is not being coordinated with the public side. I've got
marching orders to do street & utility rehab in Northgate with a strict DO IT WITHIN THE EXISTING ROW
(make it so we don't need to purchase any land intrests) design constraint. In looking at these projects
preliminarily, I can tell that I will be doing good to fit in the street, walks, storm drains, utilities & lighting.
Sabine Kuenzel 11/19/01 10:42AM
mark - all i have at this time are photos that do not give any details. i have a bunch of research info printed
out that i have not had the time to read through. there may be some stuff in there. i've asked lee and kate
to help on this cause i will be swamped with udo stuff (my first priority) until late next week.
also, fyi - the way the draft is worded right now (and the way the ordinance works currently) gives us more
flexibility to work on a case-by-case basis. it allows the required streetscaping, be it furniture or trees, with
a pip. as a policy we encourage trees in the right-of-way.
Mark Smith 11/19/01 10:03AM
I'd like for you to provide me with some basic information. In the cases you refer to "many older small
downtown areas" and "new urban development that mimics the old urban style", how much public ROW is
provided and how is that space allocated (street, walks, trees, utilities, signs....)? If you could give me
some specifics it would help me. Right now, I just don't see how to fit it all in. Show me how somebody
else has done it so I can do it that way too.
Sabine Kuenzel 11/19/01 09:23AM
thanks, guys!
also, fyi re: ross's last email - in order for the trees to be in the right of way, we would require a permit. the
statute and local ordinance that covers right of way improvements requires private parties to maintain
them (although technically we can also go out and do stuff to them cause they're within our r.o.w. if they
become problematic). that might help a bit re: your concern of liability.
re: the fact that the area is substandard - the approved plan recognizes that the widths here are not
typically suburban and encourages the more urban density and spacial characteristics to continue rather
than force them to meet current suburban standards. street trees are a part of many older small downtown
areas, are shown in the conceptual plan to be a part of some of the streets in northgate, and are used in
new urban development that mimics the old urban style. the information pete sent me ought to help
mitigate some of the maintenance problems you pointed out.
Pete Vanecek 11/15/01 04:34PM
The width is impt.so roots don't damage curbs and sidewalks.Also drainage would be impt for the trees
Sabine Kuenzel - Re. street trees - 8-ow me how it's done Page 2
survival with a good soil mix and drainage that connects to the storm sewer system.Small trees like Crepe
myrtles,treeform Yaupon could be spaced about 20-25' apart. Larger trees like oaks or elms,Bradford
pear, Pistache,etc around 30-35'
It would be good to require some irrig.on them also like drip or bublers. A new variety of Live oak is called
"Highrise"Live Oak that has a narrow spread to it..lt is being grown in Florida and Georgia.Not sure what
size is avail at this time.We would not want any of the trees that the city does not allow now like
Tallow,Ash,or Hackberry,etc.
thanks, Pete
CC: Jane Kee
Sabine Kuenzel - Re. street trees - Show me how its done Page 1
From:
Mark Smith
To:
Sabine Kuenzel
Date:
11/19/01 10:03AM
Subject:
Re: street trees - Show me how it's done
I'd like for you to provide me with some basic information. In the cases you refer to "many older small
downtown areas" and "new urban development that mimics the old urban style", how much public ROW is
provided and how is that space allocated (street, walks, trees, utilities, signs....)? If you could give me
some specifics it would help me. Right now, I just don't see how to fit it all in. Show me how somebody
else has done it so I can do it that way too.
Sabine Kuenzel 11/19/01 09:23AM
thanks, guys!
also, fyi re: ross's last email - in order for the trees to be in the right of way, we would require a permit. the
statute and local ordinance that covers right of way improvements requires private parties to maintain
them (although technically we can also go out and do stuff to them cause they're within our r.o.w. if they
become problematic). that might help a bit re: your concern of liability.
re: the fact that the area is substandard - the approved plan recognizes that the widths here are not
typically suburban and encourages the more urban density and spacial characteristics to continue rather
than force them to meet current suburban standards. street trees are a part of many older small downtown
areas, are shown in the conceptual plan to be a part of some of the streets in northgate, and are used in
new urban development that mimics the old urban style. the information pete sent me ought to help
mitigate some of the maintenance problems you pointed out.
Pete Vanecek 11/15/01 04:34PM
The width is impt.so roots don't damage curbs and sidewalks.Also drainage would be impt for the trees
survival with a good soil mix and drainage that connects to the storm sewer system.Small trees like Crepe
myrtles,treeform Yaupon could be spaced about 20-25' apart. Larger trees like oaks or elms, Bradford
pear, Pistache,etc around 30-35'
It would be good to require some irrig.on them also like drip or bublers. A new variety of Live oak is called
"Highrise"Live Oak that has a narrow spread to it..lt is being grown in Florida and Georgia.Not sure what
size is avail at this time.We would not want any of the trees that the city does not allow now like
Tallow,Ash,or Hackberry,etc.
thanks, Pete
CC: Glenn Brown; Pete Vanecek; Ross Albrecht; Steve Beachy
Sabine Kuenzel - Re: street trees Page 1
From:
Ross Albrecht
To:
Sabine Kuenzel
Date:
11/19/01 10:03AM
Subject:
Re: street trees
Thanks for the info. I understand there will be a permit and private maintenance. However, the liability will
not go away with such an arrangement. The trees will be on public property, and the City will retain ALL
liability.
Sabine Kuenzel 11/19/01 09:23AM
thanks, guys!
also, fyi re: ross's last email - in order for the trees to be in the right of way, we would require a permit. the
statute and local ordinance that covers right of way improvements requires private parties to maintain
them (although technically we can also go out and do stuff to them cause they're within our r.o.w. if they
become problematic). that might help a bit re: your concern of liability.
re: the fact that the area is substandard - the approved plan recognizes that the widths here are not
typically suburban and encourages the more urban density and spacial characteristics to continue rather
than force them to meet current suburban standards. street trees are a part of many older small
downtown areas, are shown in the conceptual plan to be a part of some of the streets in northgate, and
are used in new urban development that mimics the old urban style. the information pete sent me ought to
help mitigate some of the maintenance problems you pointed out.
Pete Vanecek 11/15/01 04:34PM
The width is impt.so roots don't damage curbs and sidewalks.Also drainage would be impt for the trees
survival with a good soil mix and drainage that connects to the storm sewer system.Small trees like Crepe
myrtles, treeform Yaupon could be spaced about 20-25' apart. Larger trees like oaks or elms, Bradford
pear, Pistache, etc around 30-35'
It would be good to require some irrig.on them also like drip or bublers. A new variety of Live oak
is called "Highrise"Live Oak that has a narrow spread to it..lt is being grown in Florida and Georgia.Not
sure what size is avail at this time.We would not want any of the trees that the city does not allow now like
Tallow,Ash,or Hackberry,etc.
thanks,Pete
LAWRENCE J. (LARRY) HASKINS
ATTORNEY AND COUNSELOR AT LAW
1700 GEORGE BUSH DR. EAST, SUITE 240
COLLEGE STATION, TEXAS 77840
bcstxlaw@aol.com
BOARD CERTIFIED
COMMERCIAL REAL ESTATE LAW
TEXAS BOARD OF LEGAL SPECIALIZATION
December 7, 2001
Ms. Sabine Kuenzel, Senior Planner
City of College Station, Texas
P.O. Box 9960
College Station, Texas 77842
TELEPHONE: (979) 696-1444
FACSIMILE: (979) 696-3651
Re: Proposed Unified Development ordinance (the "UDO") applicable
to the Traditional Northgate (NG-T), Commercial Northgate (NG-
C) and Residential Northgate (NG-R) Zoning Districts
l ts" )
1~•-•t~ -l l• t-Ic \\Nort lgatc Dystr,
Dear Ms. Kuenzel:
In response to your request directed to the "Development
Community" on November 28, 2001, this letter sets forth my initial
general comment on the proposed Unified Development Ordinance.
The core provisions applicable to the Northgate Districts are
not set forth in the UDO draft made available on November 7, 2001.
More specifically, the columns designated for the Northgate
Districts in the Article 5.1 Use Table are labled "Reserved",
thereby not specifying any of the proposed Permitted or Conditional
Uses within the Northgate Districts. Further, the District
Development Standards applicable to the Northgate Districts (Article
6.8) are designated as "Reserved for pending amendment", thereby
failing to specify the apparently special Development Standards
applicable to the Northgate Districts.
The omissions preclude any meaningful comment on the proposed
allowed uses or development standards within the Northgate
Districts. The UDO public review period should not begin until a
substantially complete uUU araft is published and available for
review. I justifiably fear being forced to comment on basic,
fundamental and critical zoning and development regulations first
published within several days prior to presentation to the Planning
and Zoning Commission and/or City Council.
In addition to my request for an extension of the commencement
of the public review period pending publication of a substantially
complete draft of the UDO, I request that the City furnish me with a
copy of any presently existing or future ordinance drafts intended
for the purpose of completing the above specified missing UDO
sections.
Ms. Sabine Kuenzel
December 7, 2001
Page 2
If you have any questions or comments regarding my comments or
requests set forth in this letter, please do not hesitate to contact
me.
Very truly your,
Lawr ce J. Haskins
LAWRENCE J. (LARRY) HASKINS
ATTORNEY AND COUNSELOR AT LAW
1700 GEORGE BUSH DR. EAST, SUITE 240
COLLEGE STATION, TEXAS 77840
bcstxlaw@aol.com
BOARD CERTIFIED
COMMERCIAL REAL ESTATE LAW
TEXAS BOARD OF LEGAL SPECIALIZATION
December 7, 2001
Ms. Sabine Kuenzel, Senior Planner
City of College Station, Texas
P.O. Box 9960
College Station, Texas 77842
TELEPHONE: (979) 696-1444
FACSIMILE: (979) 696-3651
Re: Proposed Ordinance Amendment for the Northgate District (the
"Proposed Amendment") changing the development standards and
approval process for projects (01-211) ; considered and passed by
the City of College Station Planning and Zoning Commission on
November 8, 2001.
Dear Ms. Kuenzel:
I have been retained by Guaranty Federal Bank FSB and Culpepper
Family, L.P., collectively the owners of more than half of the real
estate within the "NG-2 Commercial Northgate Sub-District", to comment
on the Proposed Amendment. As shown on the attached Exhibit "A", the
NG-2 Commercial Sub-District consists of land located northeast
(called east) of Nagle Street and includes the undeveloped Ramparts
Subdivision (Mudlot), University Square Shopping Center (formerly
Albertson's), McDonald's, First American Bank and Guaranty Federal
Savings. For the below stated reasons, my clients oppose the Proposed
Amendment to the extent, but only to the extent, that the Proposed
Amendment imposes and dictates a small city downtown atmosphere for a
Sub-District (NG-2) presently containing and intended to contain
larger retail, commercial and residential uses. Accordingly, my
clients are requesting amendments to the Proposed Amendment prior to
its enactment.
Background
In January 1996, the College Station City Council adopted
Ordinance No. 2183 rezoning the entire portion of the City bordered by
Wellborn Road, University Drive, College Avenue and the City of
Bryan, into a newly created NG-Northgate Zoning District. The
newly created Northgate District was subdivided into three Sub-
Districts:
(1) NG-1 Historic Northgate, the somewhat historic area of
the City commonly thought of and envisioned as
"Northgate",
120301/A:62 IV City of CS Kuemel2/md
Ms. Sabine Kuenzel
December 7, 2001
Page 2
(2) NG-2 Commercial Northgate, the more recently developed
and undeveloped areas located between Nagle Street and
the intersection of College Avenue and University
Drive, and
(3) NG-3 Residential Northgate, the primarily residential
use area located north of Historic Northgate and
Commercial Northgate.
My clients proposed adopted amendments to the 1996 Northgate Zoning
ordinance, and enthusiastically supported its enactment as so amended.
The 1996 Northgate Zoning Ordinance set up a scheme whereby site
development or redevelopment, parking (including bicycle parking),
landscaping and dumpsters are subject to regulatory review. Rehabilitation
and facade work within only the NG-1 Historic Sub-District was made subject
to review by a Northgate Revitalization Board subcommittee, based on
criteria established for Historic Structures. Although site development and
redevelopment (site plan), parking (including bicycle parking), landscaping
and dumpster review was imposed on the entire Northgate Zoning District,
the NG-2 Commercial Sub-District was not made and never has been made
subject to facade or architectural style or character control other than
that generally applicable to all City development.
The Proposed Amendment would make all construction within the greater
Northgate District, including the NG-2 Commercial Sub-District, subject to
Project Review Committee approval, including a review of building design
(use of glass, facade treatments, color, etc). More importantly, the
Proposed Amendment would impose a ten feet maximum front and side building
setback requirement, prohibit parking between the street and any building,
and require that all development and redevelopment be at least two stories
in height. While the maximum setback and parking prohibition arguably make
sense when applied to the NG-1 Historic Sub-District, imposition of the
requirements and prohibition on the University Square Shopping Center,
First American Bank building complex, and the Guaranty Federal Savings
building property would absurdly contradict the already dominant
development scheme. My clients have no objection whatsoever to the site
development and redevelopment planning and review that would be continued
under the Proposed Amendment, including the parking, bicycle parking,
landscaping and streetscaping requirements. My clients' objections relate
to the imposition of building location, height restriction, and design
component restrictions not necessarily suitable for property located at or
near the intersection of two State highways, and that are inconsistent with
the dominant present use and established character within the NG-2
Commercial Sub-District.
120301/A:62:lu City of CS Ku=el2/md
Ms. Sabine Kuenzel
December 7, 2001
Page 3
Reasons not to impose the proposed building design, maximum setback,
and parking location restrictions, and 2-5 story height limitation, on NG-2
Commercial Sub-District development
Absent tangible municipal investment municipal regulation targeted at a
specific City area discourages rather than encourages development within
the targeted area.
The City's substantial investment in the character and nature of
Historic Northgate (NG-1) and the Wolf Pen Creek Development Corridor is
undisputed. However, to date, the City's tangible investment within the
Northgate Zoning District has been confined to the NG-1 Historic Sub-
District. The existing and specifically proposed parking lots and garages,
esplanades, park areas, and street and sidewalk improvements and treatments
are all located or to be located in the heart of the NG-1 Historic Sub-
District. No such improvements are located within or proposed for the NG-2
Commercial Sub-District, or within blocks of the Commercial NG-2 Sub-
District. The NG-2 Commercial Sub-District has not been the beneficiary of
any amphitheater, park, walkways, water features or conference center. The
City should discern that simply placing another layer of regulatory
requirements upon land does not encourage its development or redevelopment.
Extraordinary regulatory requirements are only appropriate and effective
when coupled with either extraordinary governmental resource investment or
extraordinary natural or man-made resource amenities.
Input from Commercial NG-2 Sub-District owners and merchants was not
solicited or received during the promulgation of the Proposed Amendment.
Once again, my clients are still not aware of any post 1996 City
staff solicitation of relevant input from any service provider, merchant or
property owner having specific interests within the NG-2 Commercial Sub-
District. Considering my clients' previous emphatically expressed interest
in Northgate development standards and controls, the apparently intentional
avoidance of input from the occupants of an entire zoning Sub-District has
been both inconsiderate and unfortunate. During the last three years, not
one member of the Northgate Revitalization Board has had a specific
property interest in the NG-2 Commercial Sub-District.
The Northgate Bulk Restrictions (i.e. building setback and height) as
presently proposed are inappropriate for the NG-2 Commercial Sub-District.
The Proposed Amendment's Section G (Bulk Restrictions) imposes a
maximum front and side street setback of ten feet (101) behind the property
line, and prohibits parking between any street and a newly constructed or
reconstructed building. The Bulk Restrictions go on to provide that all
new or reconstructed structures in the entire Northgate District shall be
not less than two (2) stories or more than five (5) stories above ground
i~;5~r>n<im~s.n~..K.e.uu zozmm.n
Ms. Sabine Kuenzel
December 7, 2001
Page 4
level. While the proposed Bulk Restrictions may be appropriate when
applied to the NG-1 Historic Sub-District, application to the NG-2
Commercial Sub-District will result in an inappropriate (and hopefully
unintentional) prohibition of reconstruction. Does the City really want to
require that all reconstructed and new buildings on lots adjacent to
College Avenue or University Drive be within 0-10 feet of the highway
right-of-way? Does the City desire to effectively prohibit a
reconstruction of the shopping center space formerly occupied by
Albertson's? Does the City really want to discourage projects such as the
recent Schlotsky's development and the total redevelopment of McDonald's.
Would the City prohibit First American Bank from reconstructing and
modernizing its drive-through banking area? If Guaranty Federal Bank
desires to demolish its existing building, and replace it with a one-story
branch banking house of nature common to the rest of the City, should such
activity be discouraged, let alone prohibited? Does the City really want
to prohibit the development of a six-story hotel in the Ramparts
Subdivision (Mudlot)?
Request to Amend Proposed Amendment
My clients respectfully request that prior to adopting the Proposed
Amendment, the Proposed Amendment be amended as indicated by the
handwritten changes marked on Exhibit "B" attached to this letter. My
client's proposed revisions to the Proposed Amendment will not abrogate the
site plan review of development proposals within the NG-2 Commercial Sub-
District.
If the intent of the Proposed Amendment is to simply temporarily
redelegate the functions of the Northgate Revitalization Board review
subcommittee, the Proposed Amendment could simply provide as follows:
That Chapter 12 "Zoning", Section 7.24, "District NG -
Northgate", of the Code of ordinances of the City of
College Station, Texas, be amended to provide that the
review and approval functions of the review
subcommittee of the Northgate Revitalization Board be
removed and abrogated from said review subcommittee,
and be delegated to and vested in the Project Review
Committee, as set out in Exhibit " " attached hereto
and made a part of the ordinance for all purposes.
-k29 1.11 5.b.-Ku,...112(1295b.b
Ms. Sabine Kuenzel
December 7, 2001
Page 5
If you or any Commission, Council or Staff member have any questions
regarding the comments or requests set forth in this letter, please do not
hesitate to contact me. Thanking you for your time and consideration, I am
Sincerely yours,
Lawr ce J. Haskins
cc: Mr. Steve Strong
First American Bank
Bryan, Texas
via: telecopy to (979)361-6213
Mr. Stephen L. Crawford
Guaranty Federal Bank
Dallas, Texas
via: telecopy to (214)360-1999
Mr. John C. Culpepper III
1700 George Bush Drive East, Suite 240
College Station, Texas 77840
-29/IS11,-bi.eK-e l120-bsb