HomeMy WebLinkAboutStaff Report 4,1115111111114
CITY OF COLLEGE STATION
REZONING REQUEST
FOR
1502 TEXAS AVE S AND 317 & 321 REDMOND DR (07-00500305)
REQUEST: P-MUD, Planned Mixed Use District, C-1, General Commercial and A-
O, Agricultural Open to P-MUD, Planned Mixed Use District, and A-O,
Agricultural Open
ACREAGE: 4.905 acres
LOCATION: 1502 Texas Ave S and 317 & 321 Redmond Dr; Reserved Lot,
Redmond Terrace Subdivision and Lots 9, 10, and 11, Block 3 of the
Redmond Terrace First Installment Subdivision
APPLICANT: Danesh Patel, Bright Light Corporation and
Richard Rainer, BKXL Partners No. 2 Ltd.
PROJECT MANAGER: Jason Schubert, Staff Planner
jschubert@cstx.gov
RECOMMENDATION: Approval (see report discussion)
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January 17, 2008
NOTIFICATIONS
Advertised Commission Hearing Date: 01-17-2008
Advertised Council Hearing Dates: 02-14-2008
The following neighborhood organizations that are registered with the City of College Station's
Neighborhood Services have received a courtesy letter of notification of this public hearing:
None
Property owner notices mailed: 12
Contacts in support: None
Contacts in opposition: None
Inquiry contacts: 1
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use(s)
Jack In The Box and
North Retail Regional C-1 Milliff Road
South Redmond Drive
East Texas Avenue
Meridian Apartments
West Floodplain & Streams R-6 and R-1 and single-family homes
DEVELOPMENT HISTORY
Annexation: 1956
Zoning: C-1, General Commercial; Ramada Inn site rezoned to P-MUD, Planned
Mixed Use and A-O, Agricultural Open in July 2007
Final Plat: 1957
Site development: Ramada Inn and an area demolished for redevelopment, the former gas
station and car wash.
REZONING REVIEW CRITERIA
1. Consistency with the Comprehensive Plan: A Comprehensive Plan Amendment to
the Redevelopment land use designation was approved by City Council in July 2007 for
the Ramada Inn site. The applicant has proposed a Comprehensive Plan Amendment
for remaining portion of the subject property, seeking to change the Land Use Plan
designation from Retail Regional and Residential Attached to Redevelopment. If
approved, that change will allow this rezoning request to be considered.
2. Compatibility with the present zoning and conforming uses of nearby property
and with the character of the neighborhood: The properties to the north and south of
the subject property along Texas Avenue are currently zoned and developed as
commercial properties. Jack In The Box is to the north adjacent to the Ramada Inn, the
Texas Avenue Crossing shopping center is across Milliff Road to the north and JJ's
Liquor is located across Redmond Drive to the south. The properties to the west are
zoned R-6 and R-1 and are respectively developed as the Meridian Apartments and
single family homes within the Redmond Terrace Subdivision. The proposed zoning
request retains an A-O Agricultural Open area adjacent to the single family homes. The
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January 17, 2008
proposed range in building heights will not exceed 150 feet which will ensure the
proposed buildings will meet the single family protection height restrictions imposed by
the Unified Development Ordinance. In addition, the City Council also approved street
modifications in December 2007 in order to mitigate the potentially affects of additional
traffic through the adjacent Redmond Terrace neighborhood. These modifications
include the closure of Redmond Drive at the point it crosses the Wolf Pen Creek tributary
between the Meridian Apartments and the Redmond Terrace neighborhood. Milliff Road
will also be converted to one-way from Rosemary Lane out of the neighborhood to rear
of the commercial property while the remaining portion of Milliff Road out to Texas
Avenue will remain open to two-way traffic.
3. Suitability of the property affected by the amendment for uses permitted by the
district that would be made applicable by the proposed amendment: The subject
property is suitable for the proposed zoning district due in part to its access and visibility
from Texas Avenue, a Major Arterial on the City's Thoroughfare Plan. In addition the
proposed mixed-use development is in close proximity to Texas A&M University and
would be complimentary to the other commercial development in the area.
4. Suitability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: A
portion of the request is the Ramada Inn site that has already been zoned P-MUD and
A-O. This request adds the adjacent C-1, General Commercial, property to the south to
the P-MUD district. Being less than one acre in area and with limited depth, the existing
C-1 property is only minimally adequate for its current zoning. The applicant states that
a previous attempt to redevelop the property was only able to incorporate a 4,600
square-foot restaurant. By incorporating these lots into the larger P-MUD district, the
applicant has been able to yield more than an additional 5,000 square feet of
commercial space than that proposal. Furthermore, by consolidating these properties,
the sites can be planned together in a better fashion than if done independently.
5. Marketability of the property affected by the amendment for uses permitted by the
district applicable to the property at the time of the proposed amendment: The
owner of the lots known as 317 & 321 Redmond Drive has the properties for sale and
this request seeks to incorporate those lots into the proposed mixed-use development
on the adjacent property. Having these properties included as part of the request will
allow them to redevelop more easily and with a potential higher intensity.
6. Availability of water, wastewater, stormwater, and transportation facilities
generally suitable and adequate for the proposed use: There is existing water and
sanitary sewer lines located on the subject property. The subject property has
approximately 550 feet of frontage on Texas Avenue, a Major Arterial, and
approximately 220 feet of frontage on Redmond Drive and 280 feet of frontage on Milliff
Road, both local streets.
REVIEW OF CONCEPT PLAN
A Concept Plan was approved with a rezoning request for the existing Ramada Inn property
in July 2007. The proposed Concept Plan expands the area of the mixed use district and
extends the structure across the common property line between the Ramada Inn property
and the Redmond Drive properties.
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January 17, 2008
A Planned Mixed Use District requires that at least 20% residential and 20% non-residential
uses are provided. The applicant has proposed approximately 80% of residential uses and
approximately 20% non-residential uses. Only retail and other commercial uses are
proposed on the ground floor with dormitory and multi-family units on the floors above them.
Given the additional land area provided with this request, the applicant approximates the
commercial area to increase from about 37,000 square feet with the original request to
about 48,000 square feet. With the removal of residential units from ground floor of the
existing hotel tower and with the consolidation of some other residential units, the number of
residential units has been reduced from the applicant's initial submittal of approximately 274
units with 504 beds to approximately 232 units with 332 beds. The exact area of each use
will be reviewed and evaluated with the site plan and building permit applications based on
the use percentages cited above.
The applicant has also requested bulk and dimension variations from the Non-Residential
Architectural Standards "POD" parking, driveway spacing, and detention requirements.
Staff has determined that the POD parking variation is not necessary with the proposed
parking layout. Also, it appears that the redevelopment project proposes less impervious
cover on the site than currently exists. If so detention would not be required, though this will
be verified through a Drainage Report submitted at the time of redevelopment.
The Concept Plan shows the Texas Avenue driveway being relocated further to the south
than proposed on the initial Concept Plan. Since the first Concept Plan was approved, an
additional median break is being added to Texas Avenue in the form of a hooded turn lane
for south-bound traffic to enter Central Station shopping center. For safety purposes, Staff
requested the development's driveway be relocated so that traffic exiting the site would not
be able to cut directly across Texas Avenue and enter that turn lane. The applicant is
requesting a dimensional variation to driveway spacing since the proposed driveway does
not meet minimum driveway spacing standards. Staff supports this meritorious modification
as a total of four driveways for the Ramada Inn and former gas station properties are being
consolidated to one. Though the driveway may need to move slightly back to the north for
further spacing from Redmond Drive, the final location of the driveway will be determined
through a TxDOT Driveway Permit.
The Unified Development Ordinances provides the following review criteria for PDD and P-
MUD Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony
with the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the
Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with
the intent and purpose of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public
street directly or via a court, walkway, public area, or area owned by a homeowners
association;
5. The development includes provision of adequate public improvements, including, but not
limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or
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January 17, 2008
materially injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular,
bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to
be generated by the proposed use and other uses reasonably anticipated in the area
considering existing zoning and land uses in the area.
STAFF RECOMMENDATION
Since the proposed rezoning and associated concept plan meet the review and evaluation
criteria cited in this report, Staff recommends approval of the request.
SUPPORTING MATERIALS
1. Application
2. Rezoning Map & Concept Plan (provided in packet)
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January 17, 2008
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