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DESIGN REVIEW BOARD
PDD OR P-MUD CONCEPT PLAN
STAFF REPORT
Project Manager: Crissy Hartl Report Date: August 31, 2006
E-mail: chartl@cstx.gov Meeting Date: September 8, 2006
For
BENJAMIN KNOX GALLERY (CPDD) (06-00500176)
A Concept Plan shall be required prior to any development of property zoned Planned Mixed-
Use District(P-MUD).
Zoning District: P-MUD Planned Mixed-Use Development
Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street.
Applicant: Benjamin Knox
Item Summary: This project was last reviewed on January 27, 2006 and the concept plan that
was presented to the board was approved. Since that time, the applicant has altered his plans
and will need new approval for the revisions. The applicant has removed one of the buildings,
consolidating the residence and associated storage into Building D. Building C will contain a
studio, offices and a rotunda gallery. P-MUD zoning requires that both the residential
component and non-residential component makes up at least 20 percent of the overall land
uses within the development, and this proposal is meeting that requirement with a variety of
uses. The applicant is proposing to place a storage building in the rear setback and Building C
in the side setback, which will need approval from the board since it is associated with this new
project. Staff supports this modification because the two properties are being developed as one
building plot. The applicant has already been given permission to make improvements in the
alley through an approved permit.
A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the
level of detail included in this plan. The approved site plan will have to meet all other site plan
requirements not specifically granted modification by the Board. This plan has not been
reviewed for site plan compliance.
Item Background: The Comprehensive Plan designates this area for Redevelopment and
recommends a mixed use redevelopment pattern in areas in close proximity to the University.
The College Heights area was platted as a residential subdivision prior to annexation. This area
was originally zoned for single family use. Over time, the lots fronting on University Drive
became commercial, larger lots became general commercial and smaller lots became less
intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow
for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A
was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was
rezoned to amend the approved concept plan and other PDD elements. The property was
zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses.
Parks and Recreation Board Recommendations: NA
Greenways Program Manager Recommendations: NA
Administrator Recommendations: Staff recommends approval of the Concept Plan. Because
of the proximity to existing single-family residential development, the Design Review Board must
ensure that the approved Concept Plan is sensitive to the existing housing in the area.
Review Criteria:
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 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.
Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the
minimum requirements for this development shall be those stated in the Unified Development
Ordinance for C-1 General Commercial.
Attachments:
1. Application
2. Concept Plan
DESIGN REVIEW BOARD
PDD OR P-MUD CONCEPT PLAN
STAFF REPORT
Project Manager: Crissy Hartl Report Date: August 31, 2006
E-mail: chartl@cstx.gov Meeting Date: September 8, 2006
For
BENJAMIN KNOX GALLERY (CPDD) (06-00500176)
A Concept Plan shall be required prior to any development of property zoned Planned Mixed-
Use District(P-MUD).
Zoning District: P-MUD Planned Mixed-Use Development
Location: Property generally bound by University Drive, Nimitz Street, and Macarthur Street.
Applicant: Benjamin Knox
Item Summary: This project was last reviewed on January 27, 2006 and the concept plan that
was presented to the board was approved. Since that time, the applicant has altered his plans
and will need new approval for the revisions. The applicant has removed one of the buildings,
consolidating the residence and associated storage into Building D. Building C will contain a
studio, offices and a rotunda gallery. P-MUD zoning requires that both the residential
component and non-residential component makes up at least 20 percent of the overall land
uses within the development, and this proposal is meeting that requirement with a variety of
uses. The applicant is proposing to place a storage building in the rear setback and Building C
in the side setback, which will need approval from the board since it is associated with this new
project. Staff supports this modification because the two properties are being developed as one
building plot. The applicant has already been given permission to make improvements in the
alley through an approved permit.
A Concept Plan is intended to be more 'conceptual' in nature and does not generally show the
level of detail included in this plan. The approved site plan will have to meet all other site plan
requirements not specifically granted modification by the Board. This plan has not been
reviewed for site plan compliance.
Item Background: The Comprehensive Plan designates this area for Redevelopment and
recommends a mixed use redevelopment pattern in areas in close proximity to the University.
The College Heights area was platted as a residential subdivision prior to annexation. This area
was originally zoned for single family use. Over time, the lots fronting on University Drive
became commercial, larger lots became general commercial and smaller lots became less
intense commercial districts. The property was rezoned A-P and R-2 many years ago to allow
for redevelopment to a higher density residential and to allow limited commercial uses. Lot 1A
was again rezoned in 2000 to PDD-B for The Benjamin Knox Gallery. In 2003 Lot 1A was
rezoned to amend the approved concept plan and other PDD elements. The property was
zoned P-MUD in 2005 to allow for expansion of the Gallery, which includes a mix of uses.
Parks and Recreation Board Recommendations: NA
Greenways Program Manager Recommendations: NA
Administrator Recommendations: Staff recommends approval of the Concept Plan. Because
of the proximity to existing single-family residential development, the Design Review Board must
ensure that the approved Concept Plan is sensitive to the existing housing in the area.
Review Criteria:
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 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.
Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the
minimum requirements for this development shall be those stated in the Unified Development
Ordinance for C-1 General Commercial.
Attachments:
1. Application
2. Concept Plan