Loading...
HomeMy WebLinkAbout10/06/1983 - Minutes - Planning & Zoning Commission MINUTES • CITY OF COLLEGE STATION, TEXAS Planning and Zoning Commission October 6, 1983 7:00 P.M. MEMBERS PRESENT: Chairman Hill (who came in late), Miller, Kelly, Hansen, Martyn, Bailey :; Kaiser MEMBERS ABSENT: None STAFF PRESENT: Director of Planning Mayo, Asst. Director of Planning Callaway, City Engineer Pullen, Traffic Engineer Black, Asst. Zoning Official Dupies and Planning Technician Volk Vice Chairman Miller opened the meeting when it was announced that Chairman Hill would be lafie. AGENDA ITEM N0. 1: Approval of Minutes - meeting of September 1, 1983 ~ September 15, 1983 Mr. Bailey made a motion to approve the minutes of the September 1st meeting with Mr. Hansen seconding. Motion carried 5-0-1 (Kaiser abstained). Mr. Bailey made a motion to approve the minutes of the September 15th meeting with Mr. • Kelly seconding. Motion carried 4-0-2 (Miller & Martyn abstained). AGENDA ITEM N0. 2: Hear Visitors No one spoke. AGENDA ITEM N0. 7: 83-226: Final Plat - A replat of University Park East (9.03 acres) Mr, Miller announced that he was proceeding with the agenda in an order different from that presented so that the public hearings will be held after the Chairman arrives. Mr. Mayo explained this plat, indicating that a blanket easement for electrical utilities is still required, and with that condition, staff recommends approval with presubmission conference conditions. Mr. Kelly made a motion to approve the plat with presubmission conference recommendations plus the addition of a blanket easement for electrical utilities, with Mr. Martyn seconding. Motion carried unanimously (6-0). AGENDA ITEM N0. 8: 83-234: Final Plat - A replat of Lots 3, 4 ~ 5 Block 2 Prairie View Heights Subdivision Mr. Mayo explained the plat, stating staff recommends approval. Mr. Bailey made a motion to approve with Mr. Martyn seconding. Motion carried unanimously (6-0). AGENDA ITEM N0, 10: 83-236: Final Plat - A replat of Lots 13-17 Block 2 Deerfield Estates • Mr. Mayo explained, pointing out that this replat shows a 60 ft. right-of-way for streets as requi-red by the County, and if approved would require a variance to the City's require- ment of a 70 ft. right-of-way. He stated that staff recommends approval of this plat and this variance. Mr. Bailey made a motion to approve the plat and the variance with Mr. PAZ Minutes 10-6-83 page 2 Kelly seconding. Motion carried unanimously (6-0). AGENDA ITEM N0. 11: Final Plat - Woodcreek Section II. Mr. Mayo explained the plat,pointing out that the. street named "Courtlandt Circle" would have to be renamed due to a conflict, and with that change, staff recommends approval of the plat. Mr. Kelly made a motion to approve the plat, providing the developer changes the name of "Courtlandt Circle" to something which would eliminate confusion and Mr. Bailey seconded. Motion carried unanimously 5-0-1 with Mr. Hansen having been excused from the Commission and abstaining from voting. AGENDA ITEM N0. 12: Final Plat - Courtland Mr. Mayo began explaining this plat, during which time Mr. Hill arrived. Staff pointed out that if this land is annexed into the City, Barron Road will have to be improved at some point, and it will be the City's responsibility. He said the way street improve- ments are normally handled is that adjoining property owners are assessed for part of the cost of improvements, and the developer should be made cognizant of this, and handle that with the future property owners. Mr. Martyn asked if there is an instrument available to indicate this future financial burden to property owners, and Mr. Mayo said that a note could be put on the plat. Discussion fol-lowed concerning the need for a ~0 ft. right-of-way for this road, and Mr. Mayo said that he has been unable to acquire definite information, but it appears that the right-of-way is currently a 60 ft. right-of-way and the County has received a 20 ft. right-of-way dedication from the Shenandoah developers. He continued stating that if this is so, there is now an 80 ft. right-of-way all along this subdivision with exception of that one small corner which is owned by someone else. He further informed the Commission that with some kind • of provision which would make all interested parties aware that assessment would follow for improvement of Barron Road, staff recommends approval of the plat. Mr. Martyn made a motion to approve the plat with a note included on the plat indicating to potential property owners adjacent to Barron Road that assessment will follow when improvements are made; Mr. Bailey seconded the motion which carried unanimously (7-0). AGENDA ITEM N0, 3: 83-803: A public hearing on the question of granting Project Plan ap royal for the Universit Drive Convenience Store located at the corner of S ring Loop and Universit Drive Lots 12 & 13 Block T University Park II which is located in a Neighborhood-Business C-N zone. Request for the plan is in the name of Mack Randolph. Mr. Miller stepped down as Chairman, and Mr. Hill resumed those responsibilities and returned to the regular order of the agenda as posted. Mr. Hill then explained the Commission's public hearing procedure, and opened the public hearing. J, W. Wood, representative of the applicant came forward and explained that the access easement had been eliminated to the north of the proposed building after discussion with staff. Mr. Hill then asked Mr, Wood's indulgence, as he requested staff to come forward to explain-this plan. Mr. Callaway explained that the requirement of an access easement as shown on the P.R.C. report is no longer valid following further study, and staff recommends approval of this plan with the exception of the detached sign which is shown on the plan, further explaining that detached signs are not allowed in C-N zones accord- ing to ordinance. Mr. Kelly asked if there is a need fora handicap parking space and Mr. Pullen stated that this requirement had been overlooked, and indeed, there is a need fpr at least one such space according to the Building Code. Mr. Wood spoke from the audience stating that inclusion of one such parking space would pose no problem. Mr. Kelly • requested that this parking space be shown on the site plan. Mr. Hill reopened the public PAZ Minutes 10-6-83 page 3 hearing and invited speakers, both for and against this project, but no one spoke. Public hearing was closed. Mr. Kelly made a motion to approve this project plan with the stipu- • lation that a handicapped parking space is included and shown on the site plan, and the detached sign is deleted from the plan. Mr. Miller seconded. Motion carried unanimously. (7-0) . AGENDA ITEM NO 9: 83-235: Final Plat - A replat of Lots 12 ~ 13 Block T University Park II. Mr. Hill explained he was taking this agenda item out of order because it concerns the project just approved. Mr. Mayo explained this is a replat of land for the project just approved; pointed out the private access easement had been eliminated, stated staff has no problems with the replat and recommends approval. Mr. Bailey made a motion to approve the plat with Mr. Miller seconding. Motion carried unanimously (7-O). Plan Mr. Callaway explained the plan and located the lots on a map. He stated the area is reflected as residential on the Comprehensive Plan, and the City had recently rezoned this land from C-2 Commercial Industrial to C-N Neighborhood Business as a result of receipt of a petition from area residents. He pointed out that the restaurant proposed is not listed as a use in a C-N zone, however stated staff has no problem with this use since this has been the historic use of the building. Mr. Hitl asked about the "Purpose" statement in the Zoning Ordinance, and Mr. Callaway indicated that uses in • a C-N zone would normally serve the immediate neighborhood, but pointed out that an office project would also include more area. Mr. Mayo interjected that very few C-N projects now meet just this purpose, indicating that even a convenience store pulls from a much larger area. Mr. Miller asked about the number of parking spaces shown on the plan and Mr. Callaway indicated that they meet ordinance requirements. General discussion followed concerning the changes recommended in the P.R.C. report. The public hearing was then opened and Patti Smith of 604 Peyton came forward to oppose any project if it is to become a bar disguised as a restaurant, but said she was not opposed to any pro- ject which is a restaurant with no bar. No one else spoke and the public hearing was closed. Mr. Hill asked staff to address the question concerning liquor consumption or sales, and Mr. Mayo indicated the applicant has not applied fora liquor license. Mr. Hill asked if the project can be approved as a restaurant and not a bar, and Mr. Mayo said that because the Commission is determining use as well. as site plan approval in the motion, it can be handled this way. Mr. Callaway pointed out that there is a built-in provision governing this because in the Zoning Ordinance, a C-N zone does not allow for on-premise consumption of alcoholic beverages. Mr. Martyn asked the applicant to come forward, and Ronald Cobb of 3535 Plainsman Lane came forward. Mr. Martyn asked about the trees on the plan which are designated as evergreen/elm, and a Mr. Fred Patterson answered from the audience that he was given names from a landscape person, and simply used what he understood from that conversation, Mr. Martyn pointed out that a Chinese elm, although a beautiful tree, is not an evergreen. Mr. Cobb stated definitely that his restaurant will not serve alcohol as long as he operates it. Mr. Miller made a motion to approve this project plan with the name of the trees designated changed from "Chinese elm/evergreen" to "Chinese elm". Mr. Bailey seconded this motion which carried unanimously. (7-0) . • AGENDA ITEM N0. 5: 83-115: A public hearing on_the question of rezoning Lot 14 Block T University Park Section II from Apartments Low Density District R-4 to Administrative- Professional District A-P. Application is in the name of J. W. Wood. 1 IV011 IV\ru L~/V- -J- --- name of Little River Enterprises, Inc. Juliann McDaniel & Ronald Cobb . • • P&Z Minutes 10-6-83 page 4 Mr. Callaway located the lot on a map, explaining that it contains approximately 2.98 acres with approximately 300 ft. of frontage along University Drive. He pointed out area zoning and adjacent uses, further indicating that this area is reflected as multi-family residential and office-commercial on the Comprehensive Plan. He stated that if there is a change in trend, and 1f more A-P land is needed, staff would recommend A-P zoning on Lot 15 rather than this lot, but if this request is approved, staff would recommend that the City initiate re- zoning to A-P on Lot 15 rather than this lot, but if this request is approved, staff would recommend that the Clty initiate rezoning to A-P on Lot 15 also. Availability of curb cuts was discussed and Mr. Pullen indicated that he anticipates one would be available on Lot 15, referred to the recently approved Comprehensive Plan which recommends a 500 ft. separation between curb cuts, but stated that a specific answer would be difficult to give without a study of specific uses In the area. J. W. Wood, 1600-Wolf Lane and applicant came forward after the public hearing was opened, stating that he is the owner of both Lots 14 ~ 15, that the proposed use for this tot is an office building for Anco Insurance Company, and stated he has a preliminary layout available for proposed Lot 15 uses. Mr, HI11 pointed out that this hearing is related to rezoning only, but allowed Mr. Wood to put the preliminary draw?ngs on the wall for study. Mr. Miller pointed out that if this lot is rezoned with a specific project in m nd and the plans for the project would happen to fall through, the City would then have an additional, vacant lot which is zoned A-P. Mr. Wood stated that he would not oppose a "roll-back" type rezoning, which w~u1d rezone this t°ract to A-P with the stipulation that if the proposed project did not materialize, the land would revert to the. current R-4 zoning. Mr. Kaiser addressed the traffic which might be generated by an office building as perhaps not being compatible with a residential area, and asked If peak loads of traffic would be greater than a residential area normally produces. Mr. Wood stated that Spring Loop had purposely been made extra wide to help carry traffic from University Drive, and trip use would be a different, difficult question to answer at this time. Mr. Hi11 stated that he was not aware that staff had ex- pressed concern with traffic in its report, and Mr. Callaway concurred that traffic had not been addressed as a problem, but had been addressed as a point of information. Mr. Mayo stated staff has no real concern with the zoning of this particular tract, and pointed out that access to the tract can be addressed at site plan time. Mr. Hill again pointed out that no sPte plan decisions are being reached tonight and the preliminary sketches shown by Mr. Wood are 6eing used for clarification of possible uses only and have no bearing on any zoning decision.. No one else spoke and the public hearing was closed. Mr. Hill pointed out that this Commission has avoided any contingency-type zoning, but Mr. Bailey pointed out that the R-4 zoning is compatible with the proposed A-P zoning, therefore he has no problem with this request. Mr. Hi11 said that the general ''step-down" process of zoning suggested in the Comprehensive Plan does not refer to absolute "black mark zones" and therefore, this rezoning would not constitute a violation of the Plan. Mr. Miller said he agrees that R-4 and A-P are compatible zones, but he would rather see Lots 14 ~ 15 developed as one tract, and disagrees with the small, individual tracts which are being developed along University Drive. Mr. Batley said that If projects are compatible, then individual tract development is nova problem. General discussion followed concerning development of individual lots, step-down zoning, and checkerboard-type zoning. Mr. Martyn objected to the rezoning because he feels it does not comply with the Comprehensive Plan. After this discussion, Mr. Kelly made a motion to approve the rezoning of Lot 14 only as requested. Mr. Bailey seconded the motion. Mr. Kaiser asked if Mr. Kelly would consider initiating rezoning of Lot 15 to A-P as part of his motion, and Mr. Kelly answered that he would not at this time. Votes were cast and the motion to rezone Lot 14 passed 4-3 with Kaiser, Miller ~ Martyn voting against it. AGENDA ITEM N0. 6: 83-116: A public hearing on the question of rezoning a 3.00 acre • tract of land lying'and being situated in the Morgan Rector League and specifically located on the north side of Krenek Lane a proximate) 920 feet west of the intersection of Krenek Lane and the State Highway East Bypass, from Single Family Residential District R-1 to Apartments Medium Density District R-5. App)ication is in the name of J. W. Wood. PAZ Minutes 10-6-83 page 5 Mr. Callaway located the area on a map and explained area land uses and zoning, indi- cating this land is adjacent to the City's Central Park. He further explained that • Comprehensive Plans refer t© this area as low density residential, but this area is subject to some sewer constraints. He continued with the information that a committee appointed by the PAZ Commission had, in the past, studied this area, and made a recom- mendation that this area be considered low density residential, and this recommendation is what has been incorporated into the Plan 2000, which was recently approved. Staff recommends denial of this request for the following reasons: (1)Request is not in compliance with mentioned Plans; (2)Approval could establish a precedence for higher density development in an area which does not have adequate street and sewer capacity; (3)Densities in the development to the north of this area were stepped down in the southern portion to comply with the Plan and be compatible with low density development in the area. The public hearing was opened. J, W. Wood, applicant and owner of the tract came for- ward and explained the proposed use is a fraternity house, with the front one acre to have a meeting area or lodge and the back 2 acres to house living quarters. He stated that lots of open space would be available on premise and in the adjacent park. He stated further that traffic would not be a problem on Krenek Tap, although the street itself is a problem, and he would be willing to pay pro rata for widening this street, or to dedicate additional right-of-way if necessary. He stated that the only negative fact to be faced would be the possible sewer constraints, and Mr. Callaway pointed out th at there are bottlenecks in the interceptors, but that he understands that a project this small probably would not cause a problem, however, additional development to this density could not be handled, Jim R aatz,1404 Lawyer Street, advisor to the fraternity came forward and gave some • problems the fraternity faces, which include outgrowing the currently owned property. He referred to the current existing lighting at Central Park, and remarked that it could be a problem for any single family residential development. He also stated that there would be available parking on the fraternity site in the summer months for overflow parking from the park, Fred Martin, 2800 Apple Creek, Bryan, came forward stating he owns interest in some property approximately 500 feet west of this site, and that in his opinion, this request would not be in disaccord with the type of development fronting Southwest Parkway, and he Is not opposed to the proposed rezoning and development. John Honea, 81g Krenek, came forward to state that he had served on the committee which had studied this area, along with Mr. Wood, when the recommendation for low density development was made, and his main concern is traffic safety, and that he opposes this rezoning. The public hearing was closed, Mr. Kelly asked where Dartmouth will come through, Mr. Mayo located it on a map. Mr. Kelly then stated he is troubled with traffic and access to this tract when the Frontage Road becomes a one-way road. Mr. Bailey said that Central Park is a central and a neighborhood park, and the committee felt that area should remain as low density residential. Mr. Martyrs stated staff is concerned with setting precedents, he referred to compatibility, and said a rezoning of this tract could lead to other requests of the same nature in the future. He stated that he disapproves of the request and does not think this project would be compatible with the adjacent residential uses or the park. Mr. Hill indicated he believes serious consideration should be given to the problem mentioned concerning lighting at the perk, Mr, Bailey made a motion to recommend denial of this request with Mr. Martyrs seconding, Motion to deny carried unanimously (7-0). PAZ Minutes 10-6-83 page 6 AGENDA ITEM N0. 13: Final Recommendations of Northgate Committee: Consideration of a recommendation to Council regarding this Final Report. • Mr. Martyrs requested that the suggested addition of parks in the area be addressed. Mr. Mayo referred to the Committee's request and then to the memo from the Director of Parks and Recreation Department recommending that the City look into a lease agreement with property owners or a joint-use agreement with TAMU regarding Hensel Park. He said that he personally disagrees with the joint-use agreement with TAMU. Mr. Hill said that sug- gestion had been turned down on a previous occasion. Mr. Mayo then referred to a memo which he wrote which responds to the summary of recom- mendations from the committee and addresses estimated costs of some of these recommenda- tions. Mr. Miller said that he believes the suggestion of additional shuttlebus stops should be pursued, but that acquiring land in Northgate fora parking lot should be done by someone other than the City. Mr. Hill asked how this Commission could make a recom- mendation to the Council without going down this report Item-by-item since there are several items which are opposed by some of the Commissioners and Mr. Bailey said that he thinks a positive recommendation should go to Council and then Council can make decisions relating to money. Mr. Hill said that he thinks the Council would draw the conclusion from a positive recommendation that the PAZ agrees with the entire report. Mr. MacGilvray asked to address the Commission, but Mr. Hill said that he had been invited to do this at an earlier meeting, and denied his request. Mr. Martyn suggested the Commission send forward a positive recommendation even though there are some items the Commission has problems with. Mr. Kaiser suggested that staff restudy the suggested rezoning of certain areas. Mr, Mayo explained that this report • is before this Commission because this is.the Planning ~ Zoning Commission and most of the problems In Northgate are planning problems. Mr. Miller suggested that a general positive recommendation is sent forward with statements of individual problems. Mr. Hill stated Ne is still concerned with the possibility of creating additional parking problems. Vloietta Cook, Chairman of the ZBA asked to address the PAZ and Mr. Martyn ~ Mr. Hansen agreed tP~at she should be allowed to speak, She explained the background of the report which. includes problems which the ZBA has been faced with for years. She said this had necessitated dealing with each case individually, that the area needs to be addressed as a whole, and that variances cannot be continually granted. Mr. Bailey made a motion to send this report to the Council with a general positive recom- mendation. Mr. Hansen seconded. Mr. Miller asked to amend the motion to allow comments to be attached. Sailey ~ Hansen agreed with the condition that written comments are ready for the secretary by noon Friday. Amended motion carried 6-1 (Hill voted against). AGENDA ITEM N0, i4: Other Concerns piscussion followed concerning P.R.C, commission representatives. The secretary was instruct- ed to make a new, alphabetical listing for representation, and to change the meetings to Wed., 10 A.M. Mr. Martyrs spoke of a possible illegal use in a residential area, citing the possible existence of a day care center. This was turned over to the Zoning Dept. Mr. Kelly made a motion to adjourn with Mr. Bailey seconding. Motion carried unanimously. • ATTEST: APPROVED: David B. Hill, Chairman Dian Jones, City Secretary NORTHGATE COMMITTEE FINAL RECOMMENDATIONS _ September 1, 1983 INTRODUCTION e following detailed recommendations are presented to address problems in five broad areas: Parking, Zoning, Traffic, Maintenance, and Capital Im- provements. Many of these areas overlap and interrelate. For example, pro- posed parking restrictions may affect traffic flow; zoning changes that permit increased development may aggravate existing parking problems. Where pos- sible, recommendations are made to include a recommended phasing for implemen- tation: Phase 1: Immediate implementation is intended for low cost, easily accomplished improvements, such as restricting parking on certain streets. Phase 2: Short-term implementation (1-3 years) is intended for more costly or time-consuming projects such as a minor street im- provements or rezoning. Phase 3: Long-range implementation (more than three years) is intended for the more expensive projects such as land condemnation, con- struction of parking lots, etc. Our first recommendation does not involve the city at all; we recommend that the Northgate merchants, ministers, apartment owners and land owners revitalize the once active Northgate Merchants Association (perhaps with a new name to reflect their expanded membership and interests) to continue the work begun by this committee and to act as a~liason with the City in seein g that the recommendations Contained in this report are eventually implemented. Proposed actions 6y the City in response to these recommendations ought to be routinely brought to the attention of this group rior to implementation. P A R K I N G PROBLEM: AM's U students and employees are utilizing city streets in Northgate for all day parking of vehicles, resulting in traffic congestion on major arteries (College Main, Nagle), poor visibility at certain intersections (Cross and Tabor) and reduced parking availability for Northgate businesses. RECOMMENDATIONS: ~hase~TFie Zity should permit only one hour parking in the area bounded by University and Church (both sides) and Wellborn and Nagle. >~`` This one-hour restriction would be in effect between 8 am and 5 pm '`'*,~~. weekdays. The City should prohibit parking between 8 am and 5 pm on College Main and Nagle between Church and the Bryan city limits. ~~, :, 1 ,,, .~ ~ ~ Ufa ~'~~~ . 2 • • • The City should hire a uniformed police officer to rigorously enforce these parking restrictions on a regular, daily basis. Phase 2: The Mayor should establish a dialogue with appropriate TAMU officials to discuss mutually advantageous solutions to mutual parking problems. Solutions to be considered might include: require dormitory students to park cars at a remote location, allow- ing use of nearby lots for commuting students and/or staff. Fresh- men not allowed cars on campus. Mutual enforcement of collection of parking tickets accumulated by students. PROBLEM TAMU students and/or staff are utilizing city streets and vacant lots in Northgate for long-term storage of vehicles, resulting in traffic congestion, poor visibility at intersections and visual disruption to neighborhoods (park- ing on vacant lot at First and Church and on former drive-in theater site.) RECOMMENDATIONS Phase 1: The City should prohibit parking between 2 am and 5 am on all or selected city streets in Northgate to prevent overnight storage of vehicles. The City should investigate the legality of preventing parking of vehicles on privately-owned vacant lots under existing city ordinances. PROBLEM hfi ere is too little parking available in Northgate to support the existing retail and dining/drinking/entertainment establishments, especially when com- pared against the existing zoning ordinance requirements. For example, in the "commercial area" bounded by University and Patricia, Boyette and Lodge, the following comparison is enlightening: Total area of retail Parking required: Total employees: Parking required: Total seats dining/d Parking required: Total employees: business: 1 space/300 sf: 1 space/2 employees rinking: 1 space/3 seats Parking required: 1 space/2 employees: TOTAL PARKING REQUIRED: 2~1 s_~a_ces 46 sue- paces Estimating 350 sf per parking space would yield a requirement for 162,050 sf, or 3.72 acres of parking. The total land area considered in this example is only 124,100 sf (2.8 acres). RECOMMENDATIONS Phase 1: The city should recognize the fact that, according to our survey, over forty percent of the people using the retail/dining establish- • ments during the day walk to Northgate or arrive by other means than automobile, and reduce the parking requirements accordingly. (See section on Zoning for further elaboration of this recommendation.) 46,552 sf 155 spaces 64 employees 765 seats 42 employees 32 spaces (estimated) 255 spaces 3 • Phase 2: The City should encourage private development of a parking lot, or move to acquire (either by lease or purchase) nearby vacant or under-utilized land to be developed as a parking lot, and turned over through a lease-back or purchase agreement, to the Merchants' Association for operation. PROBLEM Northgate employees take up many of the few available parking spaces in Northgate, both off-street and on-street. RECOMMENDATION Phase 2: Employees should be issued windshield stickers and required to park at a remote or satellite location. Proposed locations include the old City Hall property, which will be developed to include a large parking lot when Stage Center plans are complete. Stage Center might be willing to lease a given number of spaces for this purpose. An alternate possibility would be the parking lot proposed to be developed by A&M Methodist Church on part of the recently acquired Baptist property. Other arrangements for employee parking, especially during busiest periods, might be made with other churches having nearby parking lots. • PROBLEM nal~uthorized persons occupy parking spaces in p~~ivate off-street parking lots. RECOMMENDATIONS Phase 1: Merchants or churches should issue parking permits to employees or parishoners authorized to use these lots. For transient users such as customers or visitors, spaces should be clearly marked and monitored. Un-authorized users should be towed after proper not i- fication of authorities. PROBLEM Even w ere permitted, on-street parking is haphazard and undefined. RECOMMENDATION hawse l:~tinue program of clearly marking permitted parking spaces by installation of permanent white and yellow disks, marking spaces. Z O N I N G PROBLEM Current C-1 zoniny ordinance prevents commercial development of portions of Northgate due to parking and setback restrictions more appropriate for new development in suburban location. • RECOMMENDATIONS Phase 1: The City should recognize the historic significance of the North- 4 • gate commercial area and adopt a new zone, carefully defined and structured, to permit development to occur in an orderly fashion. Off-street parking requirements should be eased to take into account the high percentage of non-automobile arrivals and the development of municipal and/or satellite parking areas as they occur. Developers able to take advantage of the reduced off-street park- ing requirements might be required to pay for the development of municipal parking spaces located elsewhere. Existing front and rear setbacks would be ratified as acceptable, and new requirements set in conformance with these established norms. Other restrictions that might be considered for change include signs and landscaping. The proposed new ordinance might be similar to the existing Planned Urban Development (PUD) ordinance and also allow creative planning design solutions (performance not pre-scriptive). PROBLEM The residential areas of Northgate are currently zoned R-6, but remaining • developable lots are often too small to permit good planning practices when developed at the high densities permi'cted by tl~e R-6 Zone. Developers are not encouraged to put larger parcels of land together for more orderly well-planned development. RECOMMENDATION Phase 1: e City should move to down-zone all R-6 property to R-5, per- mitting 24 dwelling units per acre. PROBLEM There are currently no incentives for development of quality commercial or residential projects in Northgate. Development is proceeding in a haphazard,' piecemeal fashion. Vacant and run-down properties continue to exist despite a potentially attractive location near the University. RECOMMENDATIONS Phase 1: The city should schedule workshops to make owners aware of the tax advantages that accrue to owners who rehabilitate 20-30 year old commercial properties. These incentives are in the form of tax credits and accelerated depreciation schedules. Phase 2: The City should direct the city planner and attorney to consider the creation in Northgate of a Tax Increment Financing District or a Tax Abatement District to encourage new development. The former would set aside future tax revenues collected in the district due to new • development and use them to pay off bonds for municipal improvements in the district. The latter would freeze taxes at current levels 5 • for a given period of time for owners making capital investments to their properties within the district. Obviously these two dis- tricts are mutually exclusive and would not overlap. Normally the Tax Abatement District would be a small "core" area, surrounded or flanked by a larger Tax Increment Financing District. T R A F F I C PROBLEM Church street, because of the one-way section between College Main and Nagle, does not serve as an adequate East-West alternative artery to University drive. RECOMMENDATION Phase 1: Return Church street to two-way traffic configuration for its entire length. Permit parking on the north side only for the narrow one- block section between College Main and Tauber. PROBLEM Tf~e conflict of pedestrian and vehicular traffic at the intersection of Uni- versity Drive and College Main. • RECOMMENDATIONS Phase 1: Reset the signals to permit pedestrian traffic to walk with the northbound traffic coming from the campus, rather than with the southbound traffic going to campus, many of whom are turning left off College Main onto University and consequently conflict with pedestrians. Phase 2: Install a "scrambler" signal system which permits all pedestrians to walk in any direction at a given signal (all-red for vehicles), This would prevent conflicts with turning and through traffic as well. PROBLEM ra~ffic congestion on Patricia Street, especially between Boyette and College Main and College Main and Lodge. RECOMMENDATIONS Phase 1: Prohibit parking on Patricia between College Main and Lodge. Encourage use of this area as a drop-off zone for the Baptist and/or Methodist Church. Phase 2: Give further planning attention to the block of Patricia between College Main and Boyette. Ideas considered by the committee include: change direction to one-way westbound; consider closing . Patricia to all traffic except service vehicles and employees (allowing access to existing businesses such as Kinko's); design suitable areas for trash accumulation and pick-up (concrete pad • 6 for dumpsters). PROBLEM Church Street "dies" at its east end into a confusing jumble of parking spaces and access lanes to the Skaggs shopping center with the result that the thoroughfare to University is ill-defined. RECOMMENDATIONS Phase 1: Design and clarify a better system of traffic flow by painting lines on the existing pavement to more clearly define the dedicated right-of-way. Phase 2: Re-engineer the area in question and construct permanent curb- and-guttered street to city standards. PROBLEM Alternative forms of transportation to and within Northgate are not encouraged. RECOMMENDATIONS Phase 1: Negotiate with the University to have its shuttle bus system make stops along current routes in Northgate. Phase 2: Improve pedestrian crossing of University at key (busy) points: • Tabor/Asbury, Nagle/Ireland, Church/Spence (McDonald's) Establish bike paths and bike parking areas within Northgate. Negotiate with University to have west campus shuttle make stops at satellite parking lot (old city hall) and in Northgate. Mer- chants may be asked to subsidize this system. MAINTENANCE PROBLEM ra'~ sh is allowed to accumulate in Northgate on city streets. RECOMMENDATIONS Phase 1: Schedule the city-owned street sweeper to make regular passes through Northgate during the early morning, especially after peak-use periods (football weekends). .Once no parking 2 am - 5 am is implemented, the sweeper will be able to do an adequate job. Install trash receptacles at key locations. Require business owners to maintain dumpsters in acceptable condition and in an acceptable location. Phase 2: The peninsulas jutting into the intersection at University and • College Main allow trash and water to accumulate and should be removed or redesigned. 7 :7 Consider ordinance prohibiting consumption of alcoholic beverages on streets in Northgate. PROBLEM Trash is allowed to accumulate in Northgate on private lots. RECOMMENDATION Phase 1: nforce existing city ordinances against this occurance. PROBLEM Existing streets are badly deteriorated and worn. RECOMMENDATIONS Phase 1: Survey the area and fix the most badly deteriorated/most heavily travelled streets immediately. Phase 2: Continue a street improvement program as recently initiated on College Main. PROBLEM Existing streets, intersections are poorly lighted. • RECOMMENDATION P~iase nstall adequate street lighti;~y system. C A P I T A L I M P R O V E M E N T S PROBLEM Congregation of students on University Drive during evening, night hours. RECOMMENDATIONS _- Phase 3: fter adequate municipal or private parking has been established ' and pedestrian/bicycle traffic encouraged, move to create wide patio on privately-owned University frontage between Boyette and College Main, (occupying sidewalk and present parking row similar to that existing in front of "Bogies"). A low retaining wall would prevent most in-street incursions. The more clearly defined area would also prevent potential conflict with the "open container law" (proposed above) if and when implemented. Coupled with this would be a plan (previously proposed by others) to design a "second front" for the businesses in this block on Patricia street, thus creating a mini-mall with pedestrian access only, out- side seating, etc. • PROBLEM Lack of adequate parks in the Northgate area. 8 • RECOMMENDATION Phase 3: ,ty to move to acquire land and develop small parks along drainage easements or abandoned rights-of-way. PROBLEM Lack of curb and gutter and poor construction standards of existing streets. This problem exists not only on older streets like Cross, Cherry, but also for Church Street where it "dies" behind Community Savings and Loan. RECOMMENDATION Phase 3: he City should move to bring existing street and drainage systems up to modern city standards of utility and safety. Creation of the Tax Increment Financing District would generate funds to be used for this purpose. • PLANNING AND ZONING CpMMISSION GUEST REGISTER DATE OC T .f3~ie lO. ~ ~~~ NAME ADDRESS 1. 2. 3. 4. 5. 6. 7. s. 9. 10. 11. Y ;y / ~ / ~, ,,~ i ~~'z ~ C ~{.; ~ct~1 /~~l/~~c ~~ ' n M~ 1 ;'mil ~~:A-. , 1~~-,~-~J,~ ~ Li ^~ ~ ~~ --- s ~;~ _ ~ j ~` 1 f~ ,_ r.2 ~ f ~t c ~ 5 Y1~.l~ ~ `_ U l tJ ~~ ~ ~~~n^~ ~ fr' -F~ 1 d ~,, ,. ~ / 16 • ~ , f~i2 !lip \ _.~-(~= !"' J ~,\ ~, ~` ~ .\ i % tl ~ - . _j l/ ~~~~ 4 I I ~L / 19 . ~~~~.1~. i. ~ {,~, ~<; i~,~ ~ 3 ~~ ~~ n ~ ~~ ~_ ,~ ~/ n - ~y- , { 24. ~, ~ ~ ~ ~ ~~ ~~:,,ti r ~ .. " ~_ - (~ ~ r ~~._ ~_ ~- ,, _ 2 ;, PLANNING AND ZONING COMMISSION NAME 1. 2. 3. 4. 5. 6. GUEST REGISTER DATE ~ TZ~~$C'~ ~~ /~3 7 • '' y~ r~ ;~ oa ' (i7 lw it 1_ 9. 10. 11. 12. 13. 14. 15. 16. 17. t8. 1g. 20. ADDRESS / ( -~= ~`j ~ $ ~ IC1~ o K~'9 ~_ G ~~ ~~`~ / ~ ~~ i , ,~ Q / ~ //f 1 ^~' ~ ,~t ~~ ` t ~, ~~'~ r ~: ~ i :tom °~ ~~ ~ ~ ~J ~ ~~ l ~~T. ~ ~ , ,~,- ~~ / /~,~ ~ , o~ ~ /'I L TXr~L f ~ f (' ~l1i ~k:~F~EFHDocSt" ~~J ~j~_ (~ ~'~~~ .'/r, R ~ L ~ j ~~ ~> s 1~.-- ~w 1 ;, T ~~ 21 . ~ ~ k/~ ,~~a-a-~--zi 22. 23. 24. 25. ~L ~ Y `~ . z~ ,~, _ ~, ~~ > ~ C~a, *'~ ~y,~,~; ,' ~. ~~I ~. ~ ~ ~ ~1~~ ~~ fill