HomeMy WebLinkAbout"The Original City Area;" Final Report of Neighborhood Preservation Committee (08-19-1997) - data file for Final Report of Neighborhood Preservation Committee
David Gerling..... Requestedd.........- P .......... ............9.................. ............ .................................................................... ............................... Page 1
From: Mike Luther <mike.lutherc@ziplog.com>
To: <dgerling c@ci .college - station.tx.us>
Date: 10/18/99 11:42AM
Subject: Requested data file for Final Report of Neighborhood Preservation Committee
Dave ..
As promised, here is a text run of the Final Report of the Neighborhood
Preservation Committee. This is the text that was submitted to the Area -Wide
called meeting by the City of College Station, a public meeting, for all to
attend and have a chance to add comment to this report to the City, prior to
staff and Council action.
As well, you will find an ASCII text file with the same text attached.
There were, indeed a couple of letters that were sent in response to the
meeting and were also discussed in this open public meeting, before staff made
their recommendations to Council.
It was upon all the full public committee and public meeting work, that
Council took the action of July 23, 1998, in adopting this and the full
Resolutions which are in this report.
I furnished a paper copy of this to the Historic Preservation Committee at the
request of Lancaster. At the time, I think it sort of got lost in the paper
shuffle. It may be that the Historic Preservation Committee, as I noted,
might make more use of it and the already adopted framework it presents.
It is my position that the Council vote included Item 4, based upon my
transcription of the meeting tapes. I think there is an error in the
transcription of that Council meeting. Perhaps the Historic Preservation
Committee will see fit to ratify this and the crucial Item 4 as well.
Thanks.
FINAL REPORT
NEIGHBORHOOD PRESERVATION COMMITTEE
"THE ORIGINAL CITY AREA"
THE CITY OF COLLEGE STATION, TEXAS
August 19, 1997
A.) RESOLVED that the study area for recommendation as the area
boundaries in the report on neighborhood preservation shall
be, generally:
Timber to Anna to Holleman, thence deviating off
Holleman southward to Nevada, the extension of Nevada
to Wellborn Road, to exclude commercial property in
that area, with the actual street name boundaries to
be furnished by the City staff, thence north down
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Wellborn Road to George Bush and back eastward to
Timber..
and, the area shall be known as,
the Neighborhood Preservation Area of College Station.
B.) RESOLVED, with respect to this area, this total area of College
Station wishes to be left as we are, but with all the modern
conveniences. As evidence of the unanimous stern resolve of this
group, in these matters;
The standard for the area must not be allowed, for example,
to destroy the historic character of life as it was, and
is expected to remain, in this area.
An absolutely firm recommendation in the report is the
position that the City staff shall request that the HOK
Plan for the future development of College Station MUST
have an amendment in it, prior to its approval and adoption
which will guarantee to the citizens of this area and
others like it, that the City will live up to its charge
from the Citizens to preserve the "Status Quo" in areas
such as this.
In the light of what Mr. Simpson noted can and has been
done in other plans like this, to firmly bind the direction
of a City to the wishes of the Citizens, the Report stresses
that it is of paramount importance to assure that City staff
members will, in fact, proceed as the Citizens have directed
them in legitimate efforts such as this and that it the
intent of this group that future Councils will have firm
orientation on what has passed before them.
It is noted that precisely the same complaints as to the
problems that were of paramount importance to virtually
all of the working groups were exactly the same complaints
from ten to twenty years ago and earlier. Precisely the
same charge from the Citizens had been given to the City
then, in 1991, and steadily forward to this time, as to
retaining this area's Neighborhood Preservation and quality
of life. To date, the exact same problems have not
satisfactorily been addressed.
It is the absolute stand of the group working with this
area that this time, the problems WILL be solved. There
WILL be City Staff and Council answer to the same on -going
requests that have been made continuously for many years
without any satisfactory City action that have permitted a
starting decline in the area which must not be allowed to
continue into the future.
In point, it is repeated; any future development for the
area must not be allowed, for example, to destroy the
historic character of life as it was, and is expected
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to remain, in this area, modern conveniences added.
a.) Evidence was cited of the total reversal of the
U. S. Postal service efforts to move mail service
from the historic structure mail box service to
street -faced box delivery service. The retention of
mail service to the box on the structure, will be
the position reported to the Body of the Whole.
Not that mail box location is the most important
item in the list, it simply illustrates that the
goal of life as it was, is expected to remain so,
in this area. The area residents will move to
keep that in focus.
b.) As an absolute primary goal, this area must remain
focused as a "Single Family House" specific area, of
the Low Density defined land use category. No further
encroachment of any other land use shall be encouraged
by the Committee or recommended in the Report.
c.) The encouragement of the use of "Single Family Houses"
in this area for student rentals is to be discouraged
in the final Report.
d.) As a matter of control of the parking problems
that plague the area, we must gain some control of
the conversion of "homes" to rental property, as in
the Timm street area. It was the unanimous desire of
the Committee that the earlier standard of no more
than three unrelated non - family parties should be
permitted to occupy any non -owner occupied home
in this area. If that cannot be re- established,
certainly no more than four such parties should occupy
any "Single Family House" in the area.
e.) This area must not be allowed to progress toward
further use of the area for any form of non -owner
occupied student housing in which the students
lack concern for the neighborhood. Matters can be,
in the belief of the Committee, only partially
resolved by education and orientation, in cooperation
with Texas A &M University orientation programs, for
example, as a portion of solving problems by education.
However, the Committee feels the issues cannot be
solved by education alone. In this final Report,
it recommends a formal reporting method of tracking
complaints for strict code enforcement in what is
felt to be a reasonable starting point to addressing
these problems. It advocates the creation of an
area - specific ordinance -based non owner - occupied single -
family residence, Certificate of Occupancy program
with a full formal inspection and control process
emplaced for only these type dwellings in this area.
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There should be little other changes required in
the current laws as they exist in the city. The
only actual change in the current Zoning Ordinances
of the City, will have to be a simple change in the
number of improved off - street parking spaces that
will be required for non owner - occupied single - family
residences in this specific area.
The consensus is, that if the existing codes ARE
properly enforced, the issue of student lack of
concern for neighborhood values would be solved.
The Certificate of Occupancy program requested
is the first time an appropriate tool will be
emplaced in this city so that the job of solving
the problem can and will be done. It is pointed out
that this is a spill -over theme of a heavy common
central concern from other committees into this one.
The final Report, this time, provides the tools to
at long last, perhaps, solve the problem
f.) University spill -over of parking and congestion from
parked vehicles, as a general daily matter, into the
area on Timber and other streets that border the George
Bush area must be solved by removing them from the area.
The solution should focus on whatever means is needed to
do that job, be it ordinance or otherwise, and that
this should be the position in the Report.
g.) In order to preserve the desired character of this
neighborhood, through traffic in the neighborhood must
minimized.
h.) It is in direct opposition to the major goal of
leaving the area "as is ", to permit any further widening
of the scope of North -South traffic through the area,
including any establishment of a North /South boulevard
through this area.
Point by point, as charged, the Committee speaks and reports:
1.) Student Housing (Nevada & Welsh).
RESOLVED, that no further changes in any property use from
single - family residence or up- coding of any property in the
Neighborhood Preservation Area of College Station should
be permitted and are the position taken in the report.
2.) Develop Themes.
RESOLVED, that the theme of the Neighborhood Preservation Area
addressed by the Committee shall not change from the present
mixture of single - family residential dwellings and zoning
in any way.
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3.) Opportunities For Small Business Development.
RESOLVED, that the present language used by the City of College
Station to describe opportunities for small business
development at home is satisfactory.
4.) Land Use Restrictions.
RESOLVED, that no upcoding of structure category shall be permitted
in this area. Property shall not be re- platted in this area to
achieve a higher structural density than is currently of record.
5.) Zoning Changes.
RESOLVED, that it would be contrary to the Public Interest, cause
unnecessary hardship and substantial injustice would be done, if
the zoning were changed and up- zoning of property in this area
should occur.
6.) Housing Renovation.
RESOLVED, that the Committee recommend that a regulatory
authority be established in the City of College Station to
regulate non - owner - occupied rental property in the Neighborhood
Preservation Study area. Occupancy rate for unrelated adults in
any such single - family residence shall not exceed the number of
bedrooms and shall not exceed four such occupants in any
such dwelling. The number of improved parking spaces which
must be provided on the property shall equal the number of
unrelated adults permitted for any given single - family
residence used as rental property. The adoption of such an
ordinance shall be requested in a timely fashion, so as to
bring the Neighborhood Preservation Area under its protection
as soon as it is practically possible to do so, preferably in
time for the fall semester.
7.) Restoration of the Neighborhood.
RESOLVED, that the Committee recommends;
a.) The City create a reinvestment positive climate in the
area through economic means which is restricted to
single - family owner - occupied homes. It is suggested
that the time period for this should not exceed beyond
the year 2040 and that abatement on a given individual's
property should not exceed 20 years.
b.) The City should tie the above point together with some
form of tax abatement and /or some kind of program of
low interest subsidized loans which will increase the
value of non - conformance property, as well, in order
to make the overall effects revenue positive for the
City as time goes forward in the area.
8.) Street Matters Required to Preserve the Neighborhood
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RESOLVED, that the Committee recommends;
a.) The entire engineering design of the area, especially
as to North -South traffic flow did not, does not, and
cannot provide the required grade separation of lot to
street surface and drainage elevations necessary to
provide any substantial increase in the standards of the
streets in this area without the wholesale destruction
of the neighborhoods in the entire area. The area
cannot support even the current traffic and parking
Toad generated into it now, much less additional traffic,
parked vehicles, sidewalks and retrofitted curbs, gutters
and storm sewerage in most places.
b.) University spill -over of parking and congestion from
parked vehicles, as a general daily matter, into the
area on Timber and other streets that border the George
Bush area must be solved by removing them from the area.
The solution should focus on whatever means is needed to
do that job, be it ordinance or otherwise, such as
time limited no- parking zones.
c.) In order to preserve the desired character of this
neighborhood, through traffic in the neighborhood must
minimized. A four -way stop sign now exists at Holleman
and Welsh. If the goal of through traffic minimization
in the area is to be met, this is a better solution than
a Tight - and cheaper, as well as possibly being the
safest type of intersection.
d.) It is in direct opposition to the major goal of
leaving the area "as is ", to permit any further widening
of the scope of North -South traffic through the area,
including any establishment of a North /South boulevard
through this area.
e.) No street, landscape, or building change in the area
should be permitted that would create a blind sight -
line at any intersection to be caused by foliage or
building obstructions. Sight -line distance must exist
from any entry point into an intersection for a distance
that can be traveled by each conflicting vehicle at
the speed limit for the street ways, plus an average
stopping distance at those speeds for them.
f.) In general, because of the basic engineering design
of the neighborhoods, adding sidewalks is an impossible
goal when preserving these neighborhoods.
Retrofitting of sidewalks in the older neighborhoods
in the area should only be done in accordance with
a policy of providing for them only where they may
be added within the general guidelines of street
development and tree protection already stated.
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9.) Neighborhood Lighting.
RESOLVED, that the Committee recommends;
a.) The first and foremost parameter for recommendation on
street lighting shall be the increase in safety that it
provides.
b.) The equipment to be specified should be the most color correct
light that is economically feasible.
c.) Safety encompasses two aspects; that of the occupants of the
area and that of all types of vehicle users in the streets.
d.) Optimizing street lighting for safety, as in the above,
requires optimal light positions and glare reduction, both
to minimize hazard identification errors and street user
blinding, consistent with allowable cost.
e.) The theme of the design of street lighting in the area
should be consistent throughout the area. Neighborhood
lighting shall be a combination of safety- oriented and
period lighting fixtures in which historical lighting
shall supplement the safety lighting.
f.) To assure that this happens, the City should examine
the current street lighting policy to make sure that
it is applicable to this type of neighborhood
preservation.
g.) Lastly, the City should study what capital projects
are necessary to carry this out.
10.) Tree Management and Conservation
RESOLVED, that the Committee recommends;
a.) The value of trees, especially the older trees in the
area are deemed by the Committee to be near priceless,
perhaps not as to pure cost, but esthetically. The
area of the study of the Neighborhood Preservation
Committee cannot be preserved without caring for them.
b.) The alteration of any public right -of -way, street,
park or green space in this area which involves the
trees or area under their crowns, so as to protect
their root structures, should not proceed without a
parks department certification that any tree in excess
of 8 inches in diameter is not expected to be harmed
by the project with the exception of trees in the
Hackberry, Tallow families or other trash trees. The
City shall work with the private property owners in
the area to develop compatible guidelines in line with
the above policy.
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11.) Green Spaces and Flora.
RESOLVED, that the Committee recommends;
a.) When the City acquires property for purposes
other than park land, a minimum of 10% of future
property in the area shall be dedicated to
green spaces and flora.
12.) Gateways.
RESOLVED, that the Committee recommends;
a.) Gateways should be encouraged at major entryways
or public areas such as medians.
13.) Liaison
RESOLVED, that the Committee recommends;
a.) The report should be offered to the larger group
as originally planned. The Chairman of this
committee should present the report to City
Council. The City should be asked to create a
timetable for action on the points in the report.
Within three months from that point, the City
would be expected to report back to the Committee
and the larger group.
b.) The Committee should remain standing to receive the
return report and act as needed. It should not be
dissolved.
Submitted by its Chairman,
Mike Luther
For the committee:
Cheryl Anz Don Anz Bill Bingham
Mary Elizabeth Dresser Russell Duke Dorothy Duke
Carole Edwards Mike Luther Dennis Maloney
Norma Miller Dorcas Moore Helen Pugh
- -> Sleep well; 0S2's still awake! ;)
Mike Luther
Mike.Luther @ziplog.com
Mikeluther@f3000.n117.z1.fidonet.org