HomeMy WebLinkAboutCorrespondence MITCHELL
CHELL
19) . tcl ,n
RAM gfiy)
MORGAN
City of College Station December 18, 2007
Planning & Zoning Commission
City Council
do Development Services
1101 S. Texas Ave.
College Station, Texas 77840
Re: Rezoning from C-1 to P-MUD for Lots 9, 10 and 11 of the Redmond Terrace
First Installment along with a 10 foot wide side strip adjoining the northwest lot
line of said Lot 11
Dear Planning & Zoning Commission and City Council:
We are currently considering the purchase and redevelopment of the corner tract at the
northwest corner of Redmond Drive and Texas Avenue. It is the location of the old
Summit gas station and car wash, which has recently been demolished. This property
has recently been placed back on the market and we would like to incorporate this
property into the adjacent mixed use development and develop it as a single master
planned site.
Statement of Purpose and Intent
Our desire is to redevelop the site into an urban mixed use development with the mix of
uses consisting of retail, restaurants, office and residential attached housing. In order to
accomplish this, we must rezone the property because the current zoning does not
allow this concept. Currently, the zoning on this tract is C-1, General Commercial. In
order to permit the desired mixed use concept we are requesting a rezoning to P-MUD,
Planned Mixed Use Development.
The mixed use as proposed with a developer having a strong track record in the
development of student housing is an exciting use which will benefit many of the City of
College Stations goals.
❖ It will put student housing close to the TAMU campus. This will further the City's
goal to provide student housing close to campus in an effort to alleviate traffic
congestion due to student housing being located far distances from the campus.
❖ It will create a mixed use urban development with a heretofore futuristic design
anchoring the redevelopment around TAMU.
511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE S1p,TION,TX 77840 • T 979 260 6963 • F 979 260 3564
CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS
info@mitchellandmorgan.com • www.mitchellandmorgan.com
Changed or Changing Conditions
Two changed conditions have occurred recently that warrant this rezoning. First, the
subject property has recently been placed on the market for sale, and secondly the
adjacent property has recently changed from Retail Regional to Redevelopment on the
Plan and has been rezoned from C-1 to P-MUD. As discussed during the adjacent
Ramada Inn property rezoning to P-MUD, Planned Mixed Use development, this area is
prime for redevelopment. We would like to incorporate this corner tract with the overall
adjacent sites redevelopment scheme rather than have it redevelop as an independent
lot. However, with the current zoning category of C-1, General Commercial on the
property it is not possible to accomplish that plan. Rather the zoning category must be
P-MUD, Planned Mixed Use Development. With this new zoning category, the overall
mixed use concept with retail regional on the bottom floor with multi-family housing
above can be accomplished.
As discussed during the adjacent property Comprehensive Plan amendment, it appears
that this property, given its' age, its' location near TAMU, the recent adjacent Texas
Avenue reconstruction project and the current status of the property, make it prime for
redevelopment. The question at hand is what type of redevelopment should occur on
the property and is Regional Retail still the most appropriate land use category for this
site. The City has indicated a desire to encourage development of student housing
closer to campus in an effort to reduce vehicle trips per day on the city transportation
system. At the same time, the City has expressed a desire to encourage retail along
Texas Avenue and other major transportation corridors in an effort to minimize traffic
impacts from retailers on neighborhoods. With this location both near campus, it makes
sense that a mixed use development which allows both uses is desirable. To
accomplish this mix of uses a Planned-Mixed Use District must be the zoning category
placed on the property.
In addition to the changed conditions, there are certain physical and economic
constraints limiting the redevelopment of this property solely for retail/restaurant uses,
which is that allowed by the current land use category, as well as some added benefits
to including this property with the overall adjacent mixed use project. Some of these
constraints and benefits (as discussed in the requested Comprehensive Plan
Amendment) are as follows:
❖ The depth of the property limits the retail/restaurant uses to smaller tenants. If
developed as a stand alone retail/restaurant use, at best this property would
have a single shared access location with the adjacent mixed use property. The
property if individually developed would not desire any additional shared access
points as it would diminish the ability to adequately park the site.
❖ When developed as part of the mixed use project the amount of retail square
footage that can be accomplished on the site increases dramatically. A recent
potential development on the subject property was able to place a 4600 square
foot restaurant on the site, while only minimally meeting parking requirements.
With the site being incorporated into the overall mixed use development, access
and parking are much improved and the retail component with the mixed use
2
development increases from 36,990 square feet to 47,000 square feet or over
10,000 square feet, supporting an increase of 3600 square feet over an
individually developed site.
• Probably more important than the increased square feet of retail use is the
overall traffic circulation and parking layout that can be achieved if this property is
developed as part of a master planned site. All too often sites develop adjacent
to an individually owned and developed "corner tract". These corners usually
develop with less than adequate site circulation and parking, leaving a less than
desirable traffic circulation pattern and often times parking inadequacies that spill
over into adjacent sites. Anytime a small tract can be developed along with a
larger master planned development it is much more desirable. Case in point are
the restaurant outparcels developed as part of the Gateway shopping center.
These restaurant and retail outparcels were all individually developed and not
really developed as part of an overall master planned shopping center. Had they
developed as part of the shopping center with cross parking easements and
parking count established under the shopping center definition, the parking
problem that most of them are experiencing could have been avoided.
The highest and best use of the property is that of a mixed use concept that can be
incorporated and master planned with the adjacent property. At best, the site as it
currently stands alone could only support a small retailer or restaurant with only minimal
cross access. Small sites such as these are best incorporated, when feasible, into
larger tracts such that they can be master planned as a whole, rather than having a
small outparcel that is independently owned and developed.
We believe that this property being incorporated into the adjacent mixed use urban
development with a ground floor retail component anchoring an innovative student
housing redevelopment this close to TAMU is the most appropriate and more
importantly a very exciting land use for this property.
Drainage Statement
The site is currently developed with impervious cover. Our intent is to redevelop the site
utilizing one of the existing buildings on the adjacent property, new parking areas, and a
new building developed partially on the adjacent property and partially on this tract, and
a central amenity area. From a drainage perspective, we will maintain all existing runoff
patterns and we will not increase the runoff from the existing developed conditions.
Given these assumptions, detention will not be required.
List of Bulk or Dimensional Variances Sought
As part of this development we would like to vary from the following specific use
standards:
NRA pod parking
Driveway spacing
Detention requirements
3
It is our intent to meet as many of these requirements as physically possible but due to
the site size and the existing conditions on the site, there will be many of these
requirements that will be difficult to achieve, if not impossible.
NRA Pod Parking
This requires additional space onsite to accommodate this design concept. Because of
the size of this property we do not have the room to accommodate these additional
island areas. In order to increase the amount of retail square footage on the site, we
must maximize the amount of parking on the site and therefore sacrifice these additional
island areas. By eliminating these island areas we can provide more retail services on
the site and increase the tax base along Texas Avenue.
Driveway Spacing
We understand that the existing drives do not currently meet the driveway spacing
requirements. It is our desire in making this corner property part of the overall mixed
use concept plan to have fully functional cross parking and access throughout the
project. Given the existing driveways along Redmond Drive, we may not be able to
achieve the required driveway separation and spacing along Redmond.
Detention Requirements
See attached Drainage Statement.
We appreciate your consideration of our request and if you have any questions please
feel free to call 260-6963.
Si1erely,
iii i ti
Veronica J.B. 'A•r• .n,'�,".E.
Managing Partner r
Cc: Richard Rainer, Excel Commercial Real Estate, LLC
Paul Thrower, Megaclose, USA
Tom Keenan, TCK Realty Corp.
Jerry Tipps, RS&J, Inc.
Chuck Ellison, Ellison Law
file
4
MITCHELL
MM
MORGAN
City of College Station November 21, 2007
Planning & Zoning Commission
City Council
do Development Services
1101 S. Texas Ave.
College Station, Texas 77840
Re: Rezoning from C-1 to P-MUD for Lots 9, 10 and 11 of the Redmond Terrace
First Installment along with a 10 foot wide side strip adjoining the northwest lot
line of said Lot 11
Dear Planning & Zoning Commission and City Council:
We are currently considering the purchase and redevelopment of the corner tract at the
northeast corner of Redmond Drive and Texas Avenue. It is the location of the old
Summit gas station and car wash, which has recently been demolished. This property
has recently been placed back on the market and we would like to incorporate this
property into the adjacent mixed use development and develop it as a single master
planned site.
Statement of Purpose and Intent
Our desire is to redevelop the site into an urban mixed use development with the mix of
uses consisting of retail, restaurants, office and residential attached housing. In order to
accomplish this, we must rezone the property because the current zoning does not
allow this concept. Currently, the zoning on this tract is C-1, General Commercial. In
order to permit the desired mixed use concept we are requesting a rezoning to P-MUD,
Planned Mixed Use Development.
The mixed use as proposed with a developer having a strong track record in the
development of student housing is an exciting use which will benefit many of the City of
College Stations goals.
❖ It will put student housing close to the TAMU campus. This will further the City's
goal to provide student housing close to campus in an effort to alleviate traffic
congestion due to student housing being located far distances from the campus.
❖ It will create a mixed use urban development with a heretofore futuristic design
anchoring the redevelopment around TAMU.
511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE STION,TX 77840• T 979.260.6963• 6- 979.260.3564
CIVIL ENGINEERING • HYDRAULICS HYDROLOGY • UTILITIES • STREETS SITE PLANS • SUBDIVISIONS
info@mitchellandmorgan.com • www.mitchellandmorgan.com
Changed or Changing Conditions
Two changed conditions have occurred recently that warrant this rezoning. First, the
subject property has recently been placed on the market for sale, and secondly the
adjacent property has recently changed from Retail Regional to Redevelopment on the
Plan and has been rezoned from C-1 to P-MUD. As discussed during the adjacent
Ramada Inn property rezoning to P-MUD, Planned Mixed Use development, this area is
prime for redevelopment. We would like to incorporate this corner tract with the overall
adjacent sites redevelopment scheme rather than have it redevelop as an independent
lot. However, with the current zoning category of C-1, General Commercial on the
property it is not possible to accomplish that plan. Rather the zoning category must be
P-MUD, Planned Mixed Use Development. With this new zoning category, the overall
mixed use concept with retail regional on the bottom floor with multi-family housing
above can be accomplished.
As discussed during the adjacent property Comprehensive Plan amendment, it appears
that this property, given its' age, its' location near TAMU, the recent adjacent Texas
Avenue reconstruction project and the current status of the property, make it prime for
redevelopment. The question at hand is what type of redevelopment should occur on
the property and is Regional Retail still the most appropriate land use category for this
site. The City has indicated a desire to encourage development of student housing
closer to campus in an effort to reduce vehicle trips per day on the city transportation
system. At the same time, the City has expressed a desire to encourage retail along
Texas Avenue and other major transportation corridors in an effort to minimize traffic
impacts from retailers on neighborhoods. With this location both near campus, it makes
sense that a mixed use development which allows both uses is desirable. To
accomplish this mix of uses a Planned-Mixed Use District must be the zoning category
placed on the property.
In addition to the changed conditions, there are certain physical and economic
constraints limiting the redevelopment of this property solely for retail/restaurant uses,
which is that allowed by the current land use category, as well as some added benefits
to including this property with the overall adjacent mixed use project. Some of these
constraints and benefits (as discussed in the requested Comprehensive Plan
Amendment) are as follows:
❖ The depth of the property limits the retail/restaurant uses to smaller tenants. If
developed as a stand alone retail/restaurant use, at best this property would
have a single shared access location with the adjacent mixed use property. The
property if individually developed would not desire any additional shared access
points as it would diminish the ability to adequately park the site.
❖ When developed as part of the mixed use project the amount of retail square
footage that can be accomplished on the site increases dramatically. A recent
potential development on the subject property was able to place a 4600 square
foot restaurant on the site, while only minimally meeting parking requirements.
With the site being incorporated into the overall mixed use development, access
and parking are much improved and the retail component with the mixed use
2
development increases from 36,990 square feet to 47,000 square feet or over
10,000 square feet, supporting an increase of 3600 square feet over an
individually developed site.
+ Probably more important than the increased square feet of retail use is the
overall traffic circulation and parking layout that can be achieved if this property is
developed as part of a master planned site. All too often sites develop adjacent
to an individually owned and developed "corner tract". These corners usually
develop with less than adequate site circulation and parking, leaving a less than
desirable traffic circulation pattern and often times parking inadequacies that spill
over into adjacent sites. Anytime a small tract can be developed along with a
larger master planned development it is much more desirable. Case in point are
the restaurant outparcels developed as part of the Gateway shopping center.
These restaurant and retail outparcels were all individually developed and not
really developed as part of an overall master planned shopping center. Had they
developed as part of the shopping center with cross parking easements and
parking count established under the shopping center definition, the parking
problem that most of them are experiencing could have been avoided.
The highest and best use of the property is that of a mixed use concept that can be
incorporated and master planned with the adjacent property. At best, the site as it
currently stands alone could only support a small retailer or restaurant with only minimal
cross access. Small sites such as these are best incorporated, when feasible, into
larger tracts such that they can be master planned as a whole, rather than having a
small outparcel that is independently owned and developed.
We believe that this property being incorporated into the adjacent mixed use urban
development with a ground floor retail component anchoring an innovative student
housing redevelopment this close to TAMU is the most appropriate and more
importantly a very exciting land use for this property.
Drainage Statement
The site is currently developed with impervious cover. Our intent is to redevelop the site
utilizing one of the existing buildings on the adjacent property, new parking areas, and a
new building developed partially on the adjacent property and partially on this tract, and
a central amenity area. From a drainage perspective, we will maintain all existing runoff
patterns and we will not increase the runoff from the existing developed conditions.
Given these assumptions, detention will not be required.
List of Bulk or Dimensional Variances Sought
As part of this development we would like to vary from the following specific use
standards:
NRA pod parking
Driveway spacing
Detention requirements
3
It is our intent to meet as many of these requirements as physically possible but due to
the site size and the existing conditions on the site, there will be many of these
requirements that will be difficult to achieve, if not impossible.
NRA Pod Parking
This requires additional space onsite to accommodate this design concept. Because of
the size of this property we do not have the room to accommodate these additional
island areas. In order to increase the amount of retail square footage on the site, we
must maximize the amount of parking on the site and therefore sacrifice these additional
island areas. By eliminating these island areas we can provide more retail services on
the site and increase the tax base along Texas Avenue.
Driveway Spacing
We understand that the existing drives do not currently meet the driveway spacing
requirements. It is our desire in making this corner property part of the overall mixed
use concept plan to have fully functional cross parking and access throughout the
project. Given the existing driveways along Redmond Drive, we may not be able to
achieve the required driveway separation and spacing along Redmond.
Detention Requirements
See attached Drainage Statement.
We appreciate your consideration of our request and if you have any questions please
feel free to call 260-6963.
Sin.- ely,
/
1
Veronica J.B. •rgan, '.
Managing Partner
Cc: Richard Rainer, Excel Commercial Real Estate, LLC
Paul Thrower, Megaclose, USA
Tom Keenan, TCK Realty Corp.
Jerry Tipps, RS&J, Inc.
Chuck Ellison, Ellison Law
file
4
Feb . 8 , 2008 5: 36PM EXCEL COMMERCIAL REAL ESTATE LLC No 8754 P . 1
A
l.y-7 4, 1 41f11 .
f 1:
1 � G
ay. r 1 wr•:q" ... J1t.•f..t'^'. .. .
Date: Friday, February 08, 2008
To: Jason Schubert, Staff planner
City of College Station
FAX: 979-764-3496
From: BKXL Partners No. 2 Ltd.
RICHARD RAINER
6363 Woodway suite 950
Houston, TX 77057
Phone: 713-458-5151
Fax: 713-458-5152
rainer@excelcommercial.com
Pages: 4
Subject: Zoning Map Amendment (Rezoning) Application
Please accept this fax as written authorization to withdraw the Zoning
Map Amendment (Rezoning) Application for lots 9,10 and 11 of Block 3
of the Redmond Terrace First Installment Subdivision. BKXL Partners
No: 2 Ltd., currently desires City Council to NOT consider the
Rezoning of these lots.
Will you please provide written confirmation that this Rezoning
application or any related request for rezoning will not be presented to
City Council as currently scheduled for Thursday, February 14, 2008 nor
any future day without the written request of BKXL Partners No. 2, Ltd.
Contact information above.
THANK YOU
MITCHELL
MM
MORGAN
January 8, 2008
Jason Schubert
Planning & Development Services
1101 Texas Avenue
PO Box 9960
College Station, Texas 77842
Re: 1502 TEXAS AVE S AND 317& 321 REDMOND DRIVE(Rez) 07-305
Dear Jason,
Attached are the following items we are submitting for the Planning & Zoning
Commission (P&Z) meeting scheduled for January 17, 2008.
{3• Nineteen (19)0(''' x17" copies of the revised Rezoning/Concept Plan Map
If ou have any further questions please do not hesitate to call (979) 260-6963.
i cerely,
•('
Veronica M•T)an,
Managing Partne
Cc: Jerry Tipps, RS&H,
Danish Patel, Bright Light Corporation, via dpate11514(@verizon.net
Richard Rainer, BKXL Partners No. 2 Ltd, via rainer@excelcommercial.com
Paul Thrower, via p.thrower@vahoo.co.uk
Chuck Ellison, via chuck(aellisonlaw.com
File
01-66
511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE STATION,TX 77840• T 979.260.6963• F 979.260.3564 `+0
CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS '�v
info@mitchellandmorgan.com • www.mitchellandmorgan.com
IIs&Ji
IMPROVING YOUR WORLD
11011 Richmond Avenue,Suite 900
Houston,Texas 77042
713.914.4455
Fax:713.914.0155
January 4, 2008
Mr. Lloyd Smith
Lloyd Smith &Associates
1609 Armistead Street
College Station, Texas 77840
979-696-8631
Re: Application for Rezoning of SW (west) corner of Texas and Redmond
Dear Lloyd,
Good talking to you again today!
I am enclosing for your review and use, sixteen copies of the Concept Map for the rezoning
of the corner parcel. We propose to stretch the previously presented development onto that
corner parcel. You will find some number crunching in the table on the drawing, but as a
summary:
1. The total bed count drops due to the following factors:
a. In the first application the first floor of the remodeled hotel room tower was
counted as residential units. Per the Zoning approval, the first floor must be
commercial. This resulted in a 20% room loss for the hotel tower.
b. In the first application, we assumed that the hotel tower would consist of all
one bedroom units. As we have progressed in conceptual development a
little more since July, we now plan to combine a portion of the rooms,
installing kitchenettes in each suite and providing a variety of one and two
bedroom options. In the two bedroom option, three single hotel rooms get
combined to one two bedroom suite with the "center" room serving as the
kitchen and living room.
c. We had not done a detailed study of the entire project as we had only three
weeks to prepare last time. Studies done since that time suggest that we
will average one "unit" for every 756 square feet of residential
development, and one bed for every 582 square feet of residential
development.
d. When complete, the target room and bed count should not exceed:
i. Hotel Tower Remodel 80 units/ 104 beds
ii. New Construction 152 units/ 228 beds
iii. Total 232 units/ 332 beds
College Station
Application for Rezoning Effort
Page 2 of 3
2. The total commercial area increases by 10,920 square feet over the previous
application as approved. The base floor area of the hotel tower was accounted for
as commercial area in the Traffic Study and materials presented to the City
Council. To consider:
a. The corner parcel as a stand alone site would support about 8,000 square
feet of development and the required parking for a retail use, or 4,500
square feet of development and the required parking for a restaurant. The
prior entity attempting to purchase the site was a 4500 sf restaurant with a
drive through service lane.
b. As proposed, the area combines with the other commercial area, and will
be general commercial use, available as tenant space for a variety of use
types.
c. The net impact to the development as an increase to what you and your
neighbors reviewed and the city approved at the first go 'round, ranges
from 2,920 square feet to 3,500 square feet of increased commercial area.
d. When complete, the target commercial area should be:
i. Total Square Footage, proposed 47,910 square feet
ii. Proposed Commercial SF per the
first re-zoning 36,960 square feet
3. All previously approved conditions go with the rezoning.
a. Traffic gates/cul-de-sac on Redmond at the bridge and the driveway into
the new development near the bridge are not shown on the Concept Plan,
but will be conveyed with the new application and provided when
constructed.
b. At the request of the city, the single driveway on Texas moves to the east
to avoid cut across traffic at the new proposed left turn lane from Texas into
the shopping center across from our development.
c. The previously established height restriction will be conveyed. Based on
further studies, the height should not exceed 110 feet to the top of the
parapet at the building's highest point.
d. The area between the back of the new development and the Meridian
Apartments on Redmond will be occupied by project amenities that include
a large pool, sport court, gathering and cooking areas and landscaping as
in the original plan. The final configuration and design of these amenities
has not occurred.
e. Parking on the ground will serve the commercial tenants. A parking
structure on Redmond will serve the residential tenants
f. Bus service will be provided by the Owner to the A&M campus.
College Station
Application for Rezoning Effort
Page 3of3
g. If I've omitted any prior approved condition, it is included and the omission
is an oversight.
Lloyd, it is not my role to sell you and the neighbors on what we are proposing, rather to
explain as best I can, hear your concerns and see what we can do to address them. The
development team and I are available to meet with ya'll the week of the 14th. I can meet
with you next week (week of the 7th) if you would find that helpful. In the meantime, do not
hesitate to call or email me with questions.
Hope you, your family and neighbors had a wonderful Christmas and that you are all off to
a great New Year!
Very Trul urs,
•
Jer 'ops, AIA, LEED®AP
Cc: David Gwin, City of College Station
Jason Schubert, City of College Station
Paul Thrower, MegaClose
Chuck Ellison, Esq.
Veronica Morgan, Mitchell & Morgan
MITCHELLi' 1,
MORGAN
0-4
December 17, 2007
Jason Schubert, Staff Planner
City of College Station
PO Box 9960
College Station, Texas 77842
RE: 321 REDMOND DR. & 317 REDMOND DR. (REZ)-Rezoning
Dear Jason,
Attached is the following information requested:
• One (1) revised Rezoning application for Planned Districts from both BKXL
Partners (corner tract) and Bright Light Corporation (Ramada)
• One (1) 24"x36" copy of the Rezoning Map & Concept Plan (all information is
contained on this one drawing)
As we discussed over the phone, we would like to have this item meet the
submission deadlines of December 10th for the January 17th Planning& Zoning
meeting and February 14th City Council meeting. This deadline and schedule will
allow us time to meet with the neighborhood without having to do so during the
hectic holiday season.
The following are the answers to the staff review comments on December 5, 2007.
STAFF REVIEW COMMENTS NO. 1
Project: 321 REDMOND DR. & 317 REDMOND DR. (REZ) - (078-00500305)
PLANNING
Question: Since the project is a new proposal for the subject property, a Pre-
Application Conference (PAC) is required to be held prior to the item
being considered by the Planning& Zoning Commission. A PAC
meeting has been scheduled at our offices on Tuesday, December 11th
at 3:00pm.
Answer: Thank you for helping us with the scheduling of this meeting.
Question: Please submit a new application. There is specific rezoning application
for planned development districts which requests additional
information than the general rezoning application. An additional $200
review fee applies for the associated the concept plan and the
511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE STATION,TX 77840• T 979 260 6963• F 979 260 3564
CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS
info@mitchellandmorgan.com • www.mitchellandmorgan.com
rezoning map as detailed on the application checklist and the concept
plan are to be submitted as separate documents.
Answer: The new application as well as the additional fee is attached.
Questions: The proposed rezoning is an expansion of the existing P-MUD district at
1502 Texas Ave S. As such, this expansion area is to be considered
the Concept Plan of the entire proposed development. Please expand
the request to include the existing P-MUD district.
Answer: The request has been expanded as discussed.
Question: With a turn lane now being provided for the Central Station shopping
center across Texas Avenue to the east, staff has concerns about the
location of the proposed driveway. This item and any other applicable
information will be discussed in the PAC.
Answer: Understood and we have modified our site plan accordingly to
accommodate this concern.
If you have any questions or need additional information please contact our office at
979.260.6963.
li cerely,
' i 1 ' ' % 1
1 I
Veronica J. • an, P.E., C.F.M.
Managing Partner
Cc: Richard Ranier, BKXL Partners No. 2 Ltd.
Danesh Patel, Bright Light Corporation
Paul Thrower, MegaClose
Tom Keenan
Chuck Ellison, The Ellison Firm
Jerry Tipps, RS&H
File
�}
i9 , 1ti i
MITCHELL `S r
M
him
MORGAN
Ric Ploeger
City of College Station December 17, 2007
Parks Department
PO Box 9960
College Station, TX 77842
RE:Ramada Mixed Use Rezoning—Adding Corner Parcel —Parkland Dedication
Dear Ric,
Attached please find a 24"X36" concept plan for a new proposal for the Ramada Inn mixed use
development. As we discussed with Steve Beachy previously, the hotel tower will remain in service
and will be converted to dormitory rooms. The existing lobby building will be demolished and a
new multi-story mixed use building constructed in its place. The difference between this proposal
and the last one submitted to Parks is that this proposal now adds the corner tract at Redmond and
Texas Avenue adjacent to the Ramada tract. You can see on this plan a tabular computation
showing the amount of proposed residential use on the property. You will also see hatched
buildings on the Redmond side of the concept plan which is the existing Meridian Phase I buildings.
Currently our plan is to retain these units and remodel them. Our intent across Redmond Drive
adjacent to the creek is to redevelop that tract with a parking structure and additional multi-family
as feasible (based on parking).
You'll note on the Bikeway Master Plan that there is an area along the creek where a bike path is
contemplated. We understand that from Parks last review that since TxDOT did not construct the
under road path at Wolf Pen Creek and the Upper Trails as originally anticipated, this section of
bike path is no longer contemplated.
As with our original request we would like to pay fees in lieu of land dedication. We understand
that this new project, with its additional housing units, must be reviewed by the Parks Board and
we would like to request that this item be scheduled for their January meeting.
We have also attached the rezoning documentation submitted to Development Services for this
project. Please review and use as necessary. Thanks for your help with our project. Please call if
y•I need any further information or if you have any questions.
Si• erely ief0 I c(--------
1
Veronica J.B. �org. ., C.F.M.
Managing Pa' ner
Cc. File
Jason Schubert, CS Development Services
511 UNIVERSITY DRIVE EAST,SUITE 204 • COLLEGE STATION,TX 77840• T 979 260 6963• F 979 260 3564
CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS SUBDIVISIONS
info@mitchellandmorgan.corn • wwwmitchellandmorgan corn
E-mail Correspondence
From: Bridgette George
To: Planners
Date: 12/31/2007 8:22 AM
Subject: Parkland Dedication Less than 3 acres
This is just an FYI that the Ramada Inn Tract and adjacent parcels require 1.856 acres or $104,864.
Parks staff approved this on 12/27/07. Nicole/Mandi will put the Administrative Approval Form into that
Naviline project and folder.
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Bridgette George '04
Development Coordinator
CITY OF COLLEGE STATION
Planning & Development Services
1101 Texas Avenue
College Station, TX 77840
979.764.3570
*Building a Better Community with You*
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www.cstx.gov
From: 'Tipps, Jerry" <Jerry.Tipps@rsandh.com>
To: <Jschubert@cstx.gov>, "David Gwin" <Dgwin@cstx.gov>
Date: 1/15/2008 10:32 AM
Subject: FW: Ramada neighbors OK
Sorry! Forgot to copy ya'll on this....
Jerry Tipps, AIA, LEED®AP
RS&H
713-914-4433
From: Tipps, Jerry
Sent: Monday, January 14, 2008 2:36 PM
To: 'paul thrower'; 'p.thrower@ntlworld.com'; chuck@ellisonlaw.com; 'Veronica Morgan'; 'James
Batenhorst'
Subject: Ramada neighbors OK
I just got off the phone with Lloyd Smith. He has not completed talking to everyone, but so far they
believe that what we are proposing is better than a 4500 SF restaurant there. We scheduled a brief
meeting 30 minutes prior to the P&Z at City Hall on Thursday just in case something pops up between
now and then, but he anticipates no resistance.
Jerry Tipps, AIA, LEED®AP
Texas Commercial Program Leader
11011 Richmond Ave., Suite 900
Houston, Texas 77042
Voice: 713-914-4433/ Fax: 713-914-0155
jerry.tipps@rsandh.com
11811
10~10Pra)VU WORLD
From: "Veronica Morgan" <v@mitchellandmorgan.com>
To: "'Jason Schubert" <Jschubert@cstx.gov>
CC: "'Jeff Harris" <Jeff@ellisonlaw.com>, "'Chuck Ellison' <Chuck@ellisonlaw.com>, "'Lynn
Dunham' <lynn@ellisonlaw.com>, "Tom Keenan' <t.c.keenan@gmail.com>,
<p.thrower@yahoo.co.uk>
Date: 2/11/2008 9:57 AM
Subject: Ramada Inn Rezoning
Jason,
Due to ongoing negotiations involving the property slated to be rezoned as
part of the existing Ramada Inn project, we are requesting that the item be
pulled from the council agenda. If you have any questions please let me or
James Batenhorst in my office know.
Thanks,
Veronica J.B. Morgan, PE, CFM
Mitchell & Morgan, LLP
511 University Dr. E., Suite 204
College Station, Texas 77840
p: (979) 260-6963
f: (979) 260-3564
From: Jason Schubert
To: rainer@excelcommercial.com
Date: 2/11/2008 10:39 AM
Subject: Redmond Terrace applications
Mr. Rainer,
I received your fax from late Friday afternoon regarding the request to not have Council consider the
rezoning request this Thursday for what is the redevelopment of the Ramada Inn property here in
College Station. I would like to confirm that this request also applies to the Comprehensive Plan
Amendment request in addition to the rezoning. Please let me know.
Thanks,
Jason
Jason Schubert, AICP
Staff Planner
Planning & Development Services
City of College Station
tel: 979.764.3570
fax: 979.764.3496
www.cstx.gov
From: "Richard Rainer" <rainer@excelcommercial.com>
To: "'Jason Schubert" <Jschubert@cstx.gov>
CC: "Tom Keenan' <t.c.keenan@gmail.com>, "'Jeff Harris" <Jeff@ellisonlaw.com>,
"'Veronica Morgan" <v@mitchellandmorgan.com>, <p.thrower@yahoo.co.uk>, "'Clay McDaniel"
<cmcdaniel@excelcommercial.com>
Date: 2/11/2008 2:05 PM
Subject: RE: Redmond Terrace applications
Nothing should go before Council regarding lots 9, 10 or 11 of the Redmond
Terrance Subdivision.
From: Bob Cowell
To: David Gwin
CC: Jason Schubert
Date: 11/10/2008 9:58 AM
Subject: Ramada Redevelopment
David,
After finally getting some time to think more about the questions raised at our meeting last week
regarding the re-development of the Ramada site I offer the following:
I would recommend the property owner seek a rezoning from the current P-MUD to PDD adding the hotel
use as a possible upper floor use in addition to the residential use. The reason for a PDD over a P-MUD
is that the P-MUD requires the mix of residential and non-residential uses, while the PDD merely leaves it
as an option.
As we discussed at the meeting the rezoning will require submittal of a revised concept plan and will
require approval by the Council.
As I indicated last week, while there are expiration dates attached with elements of a P-MUD, the zoning
classification itself does not expire and will therefore require some action unless the owner wishes to
develop the property as stated in the currently approved P-MUD.
The current land use designation is Redevelopment (this was done as part of the P-MUD application) and
as such does not require the submittal of a traffic impact analysis.
Finally, I would recommend a pre-application meeting with the property owner prior to any submittals to
discuss this information further so that we can make the submittal and review as smooth as possible.
If you have any questions or need additional information please let me know.
Thanks,
Bob