HomeMy WebLinkAboutapplication ' iffill"
40, 411166,
FAi OFFICUS
E E ONLY
Case No, UL`
CITY OF COLLEGE STNIION Date Submitted Lj f Z—(/ (,
Planning&Urraalopraant Ser*s
COMPREHENSIVE PLAN AMENDMENT APPLICATION
(Check all applicable) VI Land Use Amendment 0 Thoroughfare Amendment
alignment I location
0 classification
The following Items must be submitted by the established deadline dates for consideration:
Cf Two(2)copies of a fully dimensioned map on 24"X 36" paper showing:
a. Land affected;
b. Present zoning of property and zoning c sslflcatlon of all abutting prope. es;
c. Current land use plan classification an proposed land use plan changes
d. Current land use classification of-all abu ng property; [--- Se.►rt uNQe.2 septe. a C-4''
Th
Current and proposed thoroughfare alignments 6 y al IN 1- 1ior.►,.-c-_
-6 General location and address of property;
cf—Total acres of property; and
..zt All applicable Comprehensive Plan Amendment Request form(s)completed In full.
The following Information must be completed before an application is accepted for review.
APPLICANT INFORMATION:
(if different from owner, a complete affidavit shall be required)
Name: H4-inmoNp Tomes Dere-opirie✓t E-mail: nijorteSehAmmaAroJo~43.een,
Street Address: 10$ WlL4) 134d/.1 / Suite '?D
City: An s1w State: %X Zip Code: 7P-7546
Phone Number: 512-Y4R — 59 Fax Number: SI 2 —Y-61—(oI i__
PROPERTY OWNER'S INFORMATION:
Name: Liedia• Sie &b . lye-Pt E-mail:
Street Address: d 310 Fit e/vt'e Core
City: /4-1,4S f1 W State: 1 C Zip Code: -7 hi/Lc--
Phone
i/LPhone Number: 12--4'1f1- 1220 Fax Number:
6/13/03 Page 3 of 5
COMPREHENSIVE PLAN AMENDMENT REQUEST FORM
The following is required if an amendment to the Land Use Plan is requested. Based on the
nature and extent of the requested amendment, additional studies may be required. Attached
additional sheets if necessary.
Current Land Use Plan Designation: Industrial R&D
Requested Land Use Plan Designation: Residential Attached and Retail Regional as described
on attached map.
Explain the reason for the Land Use amendment: This amendment is necessary to facilitate
the developer's desired use of the Property, which is a mixed-use concept consisting of high
density,medium density, and low density residential, open areas, and retail uses.
Identify what conditions have changed to warrant a change in the land use plan
designation: Since 1997, when the current Land Use Plan was adopted, the City of College
Station has seen its population increase by 40%, and its actual size increase by 4,000 acres. The
private sector has responded to this growth with a great deal of new development, and so in the
last 10 years we have seen how development patterns have actually occurred, and whether those
patterns comply with the Land Use Plan. For the most part, growth has mirrored the Plan.
However, one area in which the Plan failed to meet its goals is in the area south of Texas A&M
and west of Welborn. The area immediately east of Welborn (and south of Texas A&M) has
always been a mixture of single and multifamily residential heavily populated by college
students. Prior to 1997, very little new housing for college students had been built in the previous
20 years, mostly because of the difficulty in obtaining financing for student-oriented dwellings, as
well as the perception by the development community that students were happy to live in older,
substandard housing because it was inexpensive.
All of that changed in the middle to late 1990's. Developers began to realize that students of the
day had grown up in vastly different conditions than themselves and consequently, they were
(and are) a much more discerning consumer than the student of yesteryear. They are now
accustomed to having their own bedroom and bathroom, and they expect amenities such as pools,
computer labs, tanning beds, exercise facilities and game rooms. Further, they are willing to pay
a premium for this type of life-style. Upon this realization, the private sector responded by
developing a flurry of upscale apartment communities designed specifically for college students,
and almost all of these new communities extend south from the University (George Bush Drive)
and west of Wellborn. The Subject site is literally an extension of this pattern of growth.
Thus, it is easy to see why, in 1996-97, City Planners felt the Subject site seemed a good area to
encourage industrial development given its fairly isolated location, its frontage on a major
highway, and its proximity to the airport. However, since the implementation of the Land Use
Plan, market forces have transformed this area into an area of college student living, so that it is
now populated almost exclusively with the following land uses: 1) University-owned land, 2)
student populated residential, and 3) small retail geared toward students. As an example, the land
directly across the street from the Subject site is used as student apartments and small retail.
How does the requested land use designation further the goals and objectives of the City of
College Station Comprehensive Plan? This request furthers the goals and objectives of the
Comprehensive Plan in the following ways:
Land Use Goals and Objectives
Goal #1: The proposed Land Use is located in an area where City infrastructure and services are
readily available and any utility extensions will be at no cost to the city; there is no strip
commercial development proposed; and the proposed land use is appropriate as the current
designation (industrial) is incompatible with existing development across the street from the
Proposed site.
Goal #2: The proposed Land Use intensity is by enlarge low and medium density intensity, with
many areas for open space and community use; the proposed Land Use is a mixture of residential
and non-residential land uses which will support each other with appropriate buffering.
Goal #3: The proposed Land Use will protect the residential development across the street and
nearby by preventing intrusive and incompatible industrial development to be developed on the
proposed site;the proposed Use is a mixed-use development.
Goal #4: All appropriate residents will be informed of the land use decision under consideration
and will be given the opportunity to offer input.
Goal #5: The proposed Land Use will protect the creeks and floodways located within the site,
and will not disturb these natural areas except to cross them as much as the City requires.
Approvals from FEMA and the Corps of Engineers will be required to cross these areas; Base
flood elevations will be established, wetlands located, and studies to maintain compliance with
the National Historic Preservation Act and the Endangered Species Act will be completed. In
short,the proposed Land Use will be in harmony with the environment.
Goal#6: Not applicable to this project.
Goal #7: The proposed Land Use will allow a great deal of open space for recreation and
preservation —approximately 40% of the site in total acres. The developer is open to discussion
regarding any way this goal may be aptly met.
Goal#8: Not applicable to this project.
Goal #9: Not applicable to this application.
Goal #10: This request is warranted based upon changes due directly to the economic
development which has taken place in this area since the original Plan was implemented. To
approve this request would in essence constitute a review and update of the Plan which is
consistent with this goal.
Housing Goals and Objectives
The proposed Land Use allows for additional supply of housing which shall comply with City
Code, be energy efficient, and upgrade the integrity of the existing housing in the area.
Community Appearance Goals and Objectives
The proposed Land Use will include a mixture of uses; a good site design; and will create an
attractive and low-impact use in an area (FM 2818) which is designated by the Plan as a "main
gateway" and a"major corridor." Most importantly,the proposed use will minimize the drainage
impact in an environmentally sensitive area, to a much greater degree than the existing approved
use(industrial)would.
Economic Development Goals and Objectives
The proposed Land Use serves residents needs and is in harmony with the environment and with
the surrounding development patterns. An Industrial use is not.
Transportation Goals and Objectives
The proposed Land Use will not cause additional congestion to any of the major arterial routes,
and may actually minimize congestion on some routes, such as Welborn Road. In addition, the
Texas A&M University Shuttle already serves the apartments across the street from the proposed
Site, so to add service to the proposed site will not require additional routes or equipment. Much
of the traffic generated by the proposed use of the land will be between the University and the
site. Since parking on-campus is difficult, most will use the University Shuttle or will bike.
Parks and Recreation Goals
Due to the creeks, floodways and other natural features present on the site, the proposed Land
Use provides a great opportunity to create a beautiful system of open spaces and recreational
facilities on the site. The developer is willing to discuss any number of ways to maximize this
feature, as it will only further the success of the development. Residential development is the
best way to enhance the natural features of a tract of land because, especially as it is proposed
here, it is a low impact use. To allow industrial development on this site, as is currently allowed,
would effectively waste the natural features of this site, since noone would be able to use any
open spaces or recreational facilities which might be created.
Utility Goals and Objectives
The proposed Land Use would use City water and wastewater, and would put into use a pump
station on the north side of the site. Further, the developer will be required extend a wastewater
line from its current location several hundred feet north of the site at its cost, and such line must
cross an adjacent tract of land which is currently not served with wastewater, thus creating 2 new
developable sites at no cost to the City.
Explain why the requested land use designation is more appropriate than the existing
designation. As explained above, the existing land use designation (industrial) was created in
1996-97, and at the time, it made sense to encourage industrial development in this location
because the site was fairly isolated from other types of development, because of its frontage on a
major highway, and due to its proximity to the airport. However, since the implementation of the
Land Use Plan, economic forces have transformed this area into an area of college student living,
so that it is now populated almost exclusively with residential and retail land uses which are
intrinsically linked to the University. To allow the designation to remain industrial is
incompatible with the existing land uses, and would be detrimental to them.
Further, given the sensitive environmental features of this site, only a medium to low impact use
will maintain the integrity of the existing environmental features, as well as provide the
maximum opportunity for citizens to actually enjoy the features. Not even a large "box"
commercial use will provide the environmental safeguards nor allow for maximum usage of the
natural features of the sight.
The Comp Plan itself calls for continuous updating and changing as warranted based upon
changes in economic development growth, population growth and university-related policies and
growth. This request is part of that process which ensures that the Plan remains current. It should
be updated to move industrial uses further away from existing residential uses, and since the City
has added 4,000 acres in the last 10 years, and presumably strives to add more, finding a different
corridor of the city where industrial uses would be appropriate is probably possible.
Finally, the Applicant is aware that the City may be hesitant to take on new requests for amending
the Land Use Plan, given that it is currently beginning a 2 year process to update the Plan. Still,
the applicant is confident that the main factors that drive this request for change to the existing
planned land use, namely (1) the existing approved uses' incompatibility with existing
surrounding uses, (2) the existing approved Uses' incompatibility with the natural environmental
features of the site, and(3)that outside forces (economic and otherwise) have dictated that a new
use be designated for this site that was not apparent at the time the Plan was adopted, are already
in place. To delay a decision which will be based on the same factors in 2 years as it will be
today is at best, contrary to the current Plan's requirement that it be continually updated on an as-
needed basis, and at worst, detrimental to the City since economic factors, such as the price of the
land, may preclude the possibility of a residential development on this land in years. We ask for
your support in this request.
The applicant has prepared this application and certifies that the facts stated herein and exhibits attached
hereto are true and correct to the best knowledge of the applicant.
•
P . 7/ —zio6
Signature and Title' Date
...a.
(fort ,.
Case No, FARKa C- F USEONLY
CITY OP COLLEGE STATION Date Submitted Ili Z-Ltj ,
Pliwning t*:Uriolopr+rnu Sendal
COMPREHENSIVE PLAN AMENDMENT APPLICATION
(Check all applicable) 'l Land Use Amendment 0 Thoroughfare Amendment
alignment/location
El classification
The following Items must be submitted by the established deadline dates for consideration:
Cf Two(2)copies of a fully dimensioned map on 24"X 36" paper showing:
a. Land affected;
b. Present zoning of property and zoningo sslflcation of all abutting prop tries;
c. Current land use plan classification an proposed land use plan changes
d. Current land use classification of-all abu ng property; L— . e,ut uNoe z se7be-ee-
Current and proposed thoroughfare alignments bu Th Cr k't-&r j4 ho,.j A-L ..
-I General location and address of property;
.-crtota1 acres of property;and
,lat'All applicable Comprehensive Plan Amendment Request form(s)completed in full.
The following Information must be completed before an application is accepted for review.
APPLICANT INFORMATION:
(if different from owner,a complete affidavit shall be required)
Name: HgtnmoMD Tories berew)pmefit E-mall: op io►►es.6h4mm,uo foIvas.een.
Street Address: 102 Wil-r) 13A-4104 1 S kite.e. ?DS"
City: /ern LIW State: /)G Zip Code: /91
Phone Number: 512-+h64- OP Fax Number: 5-12- -Y-6 1-4012--
PROPERTY
-6v1i..-
PROPERTY OWNER'S INFORMATION:
Name: LiK14 _ Ne Cron zy(-Pi E-mail:
Street Address: A310 Ft4 este Cor{
CIty: Al.tOld State: !K Zip Code: -1 h V4
Phone Number: 512'44l- 1220 Fax Number:
6/13/03 Page 3 of 5
COMPREHENSIVE PLAN AMENDMENT REQUEST FORM
The following is required if an amendment to the Land Use Plan is requested. Based on the
nature and extent of the requested amendment, additional studies may be required. Attached
additional sheets if necessary.
Current Land Use Plan Designation: Industrial R&D
Requested Land Use Plan Designation: Residential Attached and Retail Regional as described
on attached map.
Explain the reason for the Land Use amendment: This amendment is necessary to facilitate
the developer's desired use of the Property, which is a mixed-use concept consisting of high
density,medium density,and low density residential,open areas,and retail uses.
Identify what conditions have changed to warrant a change in the land use plan
designation: Since 1997, when the current Land Use Plan was adopted, the City of College
Station has seen its population increase by 40%, and its actual size increase by 4,000 acres. The
private sector has responded to this growth with a great deal of new development, and so in the
last 10 years we have seen how development patterns have actually occurred, and whether those
patterns comply with the Land Use Plan. For the most part, growth has mirrored the Plan.
However,one area in which the Plan failed to meet its goals is in the area south of Texas A&M
and west of Welborn. The area immediately east of Welborn (and south of Texas A&M) has
always been a mixture of single and multifamily residential heavily populated by college
students. Prior to 1997,very little new housing for college students had been built in the previous
20 years,mostly because of the difficulty in obtaining financing for student-oriented dwellings,as
well as the perception by the development community that students were happy to live in older,
substandard housing because it was inexpensive.
All of that changed in the middle to late 1990's. Developers began to realize that students of the
day had grown up in vastly different conditions than themselves and consequently, they were
(and are) a much more discerning consumer than the student of yesteryear. They are now
accustomed to having their own bedroom and bathroom, and they expect amenities such as pools,
computer labs,tanning beds,exercise facilities and game rooms. Further, they are willing to pay
a premium for this type of life-style. Upon this realization, the private sector responded by
developing a flurry of upscale apartment communities designed specifically for college students,
and almost all of these new communities extend south from the University(George Bush Drive)
and west of Wellborn. The Subject site is literally an extension of this pattern of growth.
Thus, it is easy to see why, in 1996-97,City Planners felt the Subject site seemed a good area to
encourage industrial development given its fairly isolated location, its frontage on a major
highway, and its proximity to the airport. However, since the implementation of the Land Use
Plan, market forces have transformed this area into an area of college student living, so that it is
now populated almost exclusively with the following land uses: 1) University-owned land, 2)
student populated residential,and 3)small retail geared toward students. As an example,the land
directly across the street from the Subject site is used as student apartments and small retail.
How does the requested land use designation further the goals and objectives of the City of
College Station Comprehensive Plan? This request furthers the goals and objectives of the
Comprehensive Plan in the following ways:
Land Use Goals and Objectives
Goal #1: The proposed Land Use is located in an area where City infrastructure and services are
readily available and any utility extensions will be at no cost to the city; there is no strip
commercial development proposed; and the proposed land use is appropriate as the current
designation (industrial) is incompatible with existing development across the street from the
Proposed site.
Goal#2: The proposed Land Use intensity is by enlarge low and medium density intensity,with
many areas for open space and community use;the proposed Land Use is a mixture of residential
and non-residential land uses which will support each other with appropriate buffering.
Goal #3: The proposed Land Use will protect the residential development across the street and
nearby by preventing intrusive and incompatible industrial development to be developed on the
proposed site;the proposed Use is a mixed-use development.
Goal#4: All appropriate residents will be informed of the land use decision under consideration
and will be given the opportunity to offer input.
Goal #5: The proposed Land Use will protect the creeks and floodways located within the site,
and will not disturb these natural areas except to cross them as much as the City requires.
Approvals from FEMA and the Corps of Engineers will be required to cross these areas; Base
flood elevations will be established, wetlands located, and studies to maintain compliance with
the National Historic Preservation Act and the Endangered Species Act will be completed. In
short,the proposed Land Use will be in harmony with the environment.
Goal#6: Not applicable to this project.
Goal #7: The proposed Land Use will allow a great deal of open space for recreation and
preservation—approximately 40% of the site in total acres. The developer is open to discussion
regarding any way this goal may be aptly met.
Goal#8: Not applicable to this project.
Goal#9: Not applicable to this application.
Goal #10: This request is warranted based upon changes due directly to the economic
development which has taken place in this area since the original Plan was implemented. To
approve this request would in essence constitute a review and update of the Plan which is
consistent with this goal.
Housing Goals and Objectives
The proposed Land Use allows for additional supply of housing which shall comply with City
Code,be energy efficient,and upgrade the integrity of the existing housing in the area.
Community Appearance Goals and Objectives
The proposed Land Use will include a mixture of uses; a good site design; and will create an
attractive and low-impact use in an area(FM 2818) which is designated by the Plan as a"main
gateway"and a"major corridor." Most importantly,the proposed use will minimize the drainage
impact in an environmentally sensitive area,to a much greater degree than the existing approved
use(industrial)would.
Economic Development Goals and Objectives
The proposed Land Use serves residents needs and is in harmony with the environment and with
the surrounding development patterns. An Industrial use is not.
Transportation Goals and Objectives
The proposed Land Use will not cause additional congestion to any of the major arterial routes,
and may actually minimize congestion on some routes, such as Welborn Road. In addition,the
Texas A&M University Shuttle already serves the apartments across the street from the proposed
Site,so to add service to the proposed site will not require additional routes or equipment. Much
of the traffic generated by the proposed use of the land will be between the University and the
site. Since parking on-campus is difficult,most will use the University Shuttle or will bike.
Parks and Recreation Goals
Due to the creeks, floodways and other natural features present on the site, the proposed Land
Use provides a great opportunity to create a beautiful system of open spaces and recreational
facilities on the site. The developer is willing to discuss any number of ways to maximize this
feature, as it will only further the success of the development. Residential development is the
best way to enhance the natural features of a tract of land because, especially as it is proposed
here,it is a low impact use. To allow industrial development on this site, as is currently allowed,
would effectively waste the natural features of this site, since noone would be able to use any
open spaces or recreational facilities which might be created.
Utility Goals and Objectives
The proposed Land Use would use City water and wastewater, and would put into use a pump
station on the north side of the site. Further,the developer will be required extend a wastewater
line from its current location several hundred feet north of the site at its cost, and such line must
cross an adjacent tract of land which is currently not served with wastewater,thus creating 2 new
developable sites at no cost to the City.
Explain why the requested land use designation is more appropriate than the existing
designation. As explained above, the existing land use designation (industrial) was created in
1996-97, and at the time, it made sense to encourage industrial development in this location
because the site was fairly isolated from other types of development, because of its frontage on a
major highway,and due to its proximity to the airport. However,since the implementation of the
Land Use Plan,economic forces have transformed this area into an area of college student living,
so that it is now populated almost exclusively with residential and retail land uses which are
intrinsically linked to the University. To allow the designation to remain industrial is
incompatible with the existing land uses,and would be detrimental to them.
Further, given the sensitive environmental features of this site, only a medium to low impact use
will maintain the integrity of the existing environmental features, as well as provide the
maximum opportunity for citizens to actually enjoy the features. Not even a large "box"
commercial use will provide the environmental safeguards nor allow for maximum usage of the
natural features of the sight.
The Comp Plan itself calls for continuous updating and changing as warranted based upon
changes in economic development growth, population growth and university-related policies and
growth. This request is part of that process which ensures that the Plan remains current. It should
be updated to move industrial uses further away from existing residential uses,and since the City
has added 4,000 acres in the last 10 years,and presumably strives to add more,finding a different
corridor of the city where industrial uses would be appropriate is probably possible.
Finally,the Applicant is aware that the City may be hesitant to take on new requests for amending
the Land Use Plan,given that it is currently beginning a 2 year process to update the Plan. Still,
the applicant is confident that the main factors that drive this request for change to the existing
planned land use, namely (1) the existing approved uses' incompatibility with existing
surrounding uses, (2)the existing approved Uses' incompatibility with the natural environmental
features of the site,and(3)that outside forces(economic and otherwise)have dictated that a new
use be designated for this site that was not apparent at the time the Plan was adopted,are already
in place. To delay a decision which will be based on the same factors in 2 years as it will be
today is at best,contrary to the current Plan's requirement that it be continually updated on an as-
needed basis,and at worst,detrimental to the City since economic factors,such as the price of the
land,may preclude the possibility of a residential development on this land in years. We ask for
your support in this request.
The applicant has prepared this application and certifies that the facts stated herein and exhibits attached
hereto are true and correct to the best knowledge of the applicant.
Signature and Title' Date