HomeMy WebLinkAbout02-00500150- 00074297STAFF REPORT
Project Manager: Molly Hitchcock Date: October 17, 2002
Email: mhitchcock@ci.college-station.tx.us
Item: Discussion and possible action on a site plan for a temporary commercial
parking lot on Lot 1-R of the Ramparts Subdivison. (02-150)
Applicant: Jack Culpepper for Culpepper Family, L.P.
Staff Recommendation: Staff recommends approval of the temporary parking
lot with Staff Review Comments #3 if the lot is solely used for overflow parking of
the owners' adjoining shopping center. It is not eligible for temporary parking lot
status if it accepts money for the use of the lot. Staff also recommends that the
owner provide security lighting for the safety of the shopping center patrons.
Item Summary: In May 2002, the applicant expanded a temporary parking lot on
Church Street in NG-2 Commercial Northgate without obtaining development
and driveway permits. At a minimum, all new development requires review and
approval by city staff, and in the case of Northgate property, the Project Review
Committee. After realizing the lot was being built, the applicant was told by city
staff to stop all work. The lot was completed and is open for pay parking while
the applicant is requesting resolution of the site's development issues.
Section 9.2.G. of the Zoning Ordinance states:
When additional parking, in excess of what the zoning ordinance requires
and/or in excess of what was installed when a facility first opened, is
necessary to accommodate business or patronage that was unanticipated
when the facility first opened, this parking may be supplied using the
standards below. All such parking must receive site plan approval from
the Planning & Zoning Commission following the site plan review
procedures outlined in section 10 of the zoning ordinance. If these
standards are allowed, the parking lot may exist on a temporary basis, not
to exceed 12 months.
In conversations with staff, the applicant had mentioned that the parking lot
would serve as overflow parking for Hurricane Harry's. If this is so, Section 9.2.G
would apply and the parking lot may be used for overflow-not as a pay parking
lot. If the parking lot is a commercial venture, then Section 9.2.G would not
apply and the owner would need to complete the development process that is
required for all new commercial sites in College Station.
The applicant has stated that the owners would like to run the gravel parking lot
until a more desirable development is found. The purpose of a temporary lot is
to provide a brief solution to a pressing problem of unanticipated parking needs.
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The Zoning Ordinance does not allow for the extended use of a temporary lot. It
states that the lot must be brought into full compliance with parking lot standards
at the end of 12 months or be removed and the area seeded or sodded. The 12
months will give the applicant time to bring the lot into compliance or find another
alternative to any overflow parking problem.
In the time since the lot was completed to the end of September, the College
Station Police Department has been to the parking lot on numerous occasions.
There have been several instances of minors in possession of alcohol and
suspicious persons or vehicles. As all of these occurrences have been late on
weekend nights, and because the temporary parking lot does not have the
lighting typically found in a developed parking lot, staff has made the
recommendation that the owner be required to provide security lighting in the
overflow parking lot. The lighting should be directed away from the residential
developments to the north.
Comprehensive Plan Considerations: The Land Use Plan designates the land
as Redevelopment. Its NG-2 zoning would allow for uses deemed appropriate in
Historic Northgate (e.g., retail, dormitories, restaurants) as well as more intense
uses (e.g., bowling alleys, hotels, shopping centers). Pay parking lots are
permitted uses in NG-2. In front of the subject property, Church Street has a 40-
ft. right-of-way.
Item Background: In 1985, a site plan was submitted to the city for a
commercial parking lot on Tracts C, D-2, and E of the Ramparts Addition, which
includes a small portion of the subject property. The Planning and Zoning
Commission approved the site plan. Later that year, the city entered into a
development agreement to allow for a temporary lot for one year. The City
Council continually granted one-year extensions through 1990. When the
original temporary parking was no longer brought to the City Council for
continued permission and therefor the City Council no longer considered
extensions of the temporary status, as per the development agreement the lot
was required to come into compliance with City standards.
In 2002, Tracts C, D-2, and E were replatted into Lots 1-R and Lot 2-R. Earlier
this year, St. Mary's Catholic Church purchased Lot 2-R and got permission from
the P&Z to open a conforming parking lot.
Temporary Parking Lot: Section 9G of the Zoning Ordinance authorizes the
existence of temporary parking lots. The Commission may permit a temporary
parking lot, subject to appropriate conditions and safeguards, after taking into
consideration the following:
1. Safe and convenient traffic control and handling, both internal and external.
2. Assured pedestrian safety.
3. Efficient and economic access for public utility and emergency vehicles.
4. Runoff, drainage and flood control.
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5. Impact on adjacent land uses.
6. Whether in a particular case the above standards will be detrimental to the
public health, safety or general welfare.
The Commission may impose any additional standards necessary to the
protection or preservation of the public health, safety or general welfare.
Commission Action Options: The Commission has final authority over the
temporary parking lot and associated site plan. The options regarding the
temporary parking lot are:
1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics;
3. Denial with specified reasons for denial;
4. Table; or,
5. Defer action to a specified date.
If the temporary parking lot is approved, it will be necessary for the Commission
to set a beginning date for the 12-month period that the temporary condition will
be valid.
Supporting Materials:
1. Location Map
2. Application
3. Letter from the applicant
4. Copy of site plan
5. Staff Review Comments #3
6. List of Police activity
311
STAFF REPORT
Project Manager: Molly Hitchcock Date: October 17, 2002
Email: mhitchcock@ci.college-station.tx.us
Item: Discussion and possible action on a site plan for a temporary commercial
parking lot on Lot 1-R of the Ramparts Subdivison. (02-150)
Applicant: Jack Culpepper for Culpepper Family, L.P.
Staff Recommendation: Staff recommends approval of the temporary parking
lot with Staff Review Comments #3 if the lot is solely used for overflow parking of
the owners' adjoining shopping center. It is not eligible for temporary parking lot
status if it accepts money for the use of the lot. Staff also recommends that the
owner provide security lighting for the safety of the shopping center patrons.
Item Summary: In May 2002, the applicant expanded a temporary parking lot on
Church Street in NG-2 Commercial Northgate without obtaining development
and driveway permits. At a minimum, all new development requires review and
approval by city staff, and in the case of Northgate property, the Project Review
Committee. After realizing the lot was being built, the applicant was told by city
staff to stop all work. The lot was completed and is open for pay parking while
the applicant is requesting resolution of the site's development issues.
Section 9.2.G. of the Zoning Ordinance states:
When additional parking, in excess of what the zoning ordinance requires
and/or in excess of what was installed when a facility first opened, is
necessary to accommodate business or patronage that was unanticipated
when the facility first opened, this parking may be supplied using the
standards below. All such parking must receive site plan approval from
the PlanniAg-& Zoning Commission following the site plan review
procedures outlined in section 10 of the zoning ordinance. If these
standards are allowed, the parking lot may exist on a temporary basis, not
to exceed 12 months.
In conversations with staff, the applicant had mentioned that the parking lot
would serve as overflow parking for Hurricane Harry's. If this is so, Section 9.2.G
would apply and the parking lot may be used for overflow-not as a pay parking
lot. If the parking lot is a commercial venture, then Section 9.2.G would not
apply and the owner would need to complete the development process that is
required for all new commercial sites in College Station.
The applicant has stated that the owners would like to run the gravel parking lot
until a more desirable development is found. The purpose of a temporary lot is
to provide a brief solution to a pressing problem of unanticipated parking needs.
10
The Zoning Ordinance does not allow for the extended use of a temporary lot. It
states that the lot must be brought into full compliance with parking lot standards
at the end of 12 months or be removed and the area seeded or sodded. The 12
months will give the applicant time to bring the lot into compliance or find another
alternative to any overflow parking problem.
In the time since the lot was completed to the end of September, the College
Station Police Department has been to the parking lot on numerous occasions.
There have been several instances of minors in possession of alcohol and
suspicious persons or vehicles. As all of these occurrences have been late on
weekend nights, and because the temporary parking lot does not have the
lighting typically found in a developed parking lot, staff has made the
recommendation that the owner be required to provide security lighting in the
overflow parking lot. The lighting should be directed away from the residential
developments to the north.
Comprehensive Plan Considerations: The Land Use Plan designates the land
as Redevelopment. Its NG-2 zoning would allow for uses deemed appropriate in
Historic Northgate (e.g., retail, dormitories, restaurants) as well as more intense
uses (e.g., bowling alleys, hotels, shopping centers). Pay parking lots are
permitted uses in NG-2. In front of the subject property, Church Street has a 40-
ft. right-of-way.
Item Background: In 1985, a site plan was submitted to the city for a
commercial parking lot on Tracts C, D-2, and E of the Ramparts Addition, which
includes a small portion of the subject property. The Planning and Zoning
Commission approved the site plan. Later that year, the city entered into a
development agreement to allow for a temporary lot for one year. The City
Council continually granted one-year extensions through 1990. When the
original temporary parking was no longer brought to the City Council for
continued permission and therefor the City Council no longer considered
extensions of the temporary status, as per the development agreement the lot
was required to coupe into compliance with City standards.
In 2002, Tracts C, D-2, and E were replatted into Lots 1-R and Lot 2-R. Earlier
this year, St. Mary's Catholic Church purchased Lot 2-R and got permission from
the P&Z to open a conforming parking lot.
Temporary Parking Lot: Section 9G of the Zoning Ordinance authorizes the
existence of temporary parking lots. The Commission may permit a temporary
parking lot, subject to appropriate conditions and safeguards, after taking into
consideration the following:
1. Safe and convenient traffic control and handling, both internal and external.
2. Assured pedestrian safety.
3. Efficient and economic access for public utility and emergency vehicles.
4. Runoff, drainage and flood control.
2❑
5. Impact on adjacent land uses.
6. Whether in a particular case the above standards will be detrimental to the
public health, safety or general welfare.
The Commission may impose any additional standards necessary to the
protection or preservation of the public health, safety or general welfare.
Commission Action Options: The Commission has final authority over the
temporary parking lot and associated site plan. The options regarding the
temporary parking lot are:
1. Approval as submitted;
2. Approval with conditions relating to specific site characteristics;
3. Denial with specified reasons for denial;
4. Table; or,
5. Defer action to a specified date.
If the temporary parking lot is approved, it will be necessary for the Commission
to set a beginning date for the 12-month period that the temporary condition will
be valid.
Supporting Materials:
1. Location Map
2. Application
3. Letter from the applicant
4. Copy of site plan
5. Staff Review Comments #3
6. List of Police activity
- ,r_
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