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HomeMy WebLinkAboutCorrespondence MITCHELL bL 1 MM � MORGAN June 21, 2007 Jennifer Prochazka City of College Station Development Services PO Box 9960 College Station, TX 77842 Re: Ramada Inn — Concept Plan — Case File #07-00500134 Dear Jennifer, Attached are the following items for the Ramada Inn Concept Plan submittal. • One (1) 24"x36" copy of the revised Concept Plan map. p4-2. • Eighteen (18) 11 "x17" copies of the revised Concept Plan map. 1 ' STAFF REVIEW COMMENTS NO. 1 PLANNING Question #1 : The concept plan has not been reviewed for site plan compliance Answer #1 : Acknowledged Question #2: The concept plan should only include improvements proposed to the subject property — Repeat Comment. To clarify, please remove proposed improvements that are not within the boundary of the rezoning request. As previously discussed, the amenities that straddle the rezoning line may be shown. Answer #2: The proposed improvements that are not within the boundary of the rezoning request have been removed. Question #3: Please outline the rezoning area with a heavy line. Answer #3: We have outlined the rezoning area with a heavy line. Question #4: Please remove any notes that relate to development off-site of the subject property (rezoning area). Answer #4: We have removed all notes that relate to development off-site of the subject property (rezoning area). 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 Question #5: Remove notes regarding specifics of parking garage (ie: height). Answer #5: We have removed notes regarding specifics of parking garage. Question #6: Please clarify the number of actual residential units (not just for a parking determination) on the Concept Plan. Answer #6: The number of actual residential units has been clarified. Question #7: Staff does not support the proposed range of building heights as presented on the Concept Plan and will recommend against it. Answer #7: We have changed maximum building height for the new structure to 150'. Question #8: FYI — cross access to the current Jack in the Box site will be required at site plan. Answer #8: Acknowledged —We have changed the site plan accordingly. Please let us know if you have any questions. Sincerely, er Barr ffic Manager c. File Community Meeting Outline Introductions: Good evening, JP, KF, TR, Our presentation of the information will be very short so that the remainder of the time can be used to answer any questions that you may have of the proposal and to get input from you. Purpose of Meeting: The City Council has directed staff has to pursue a street closure on Redmond Drive and a one-way conversion on a portion of Milliff Street. I am going to talk about how that direction came about and the process from this point. The purpose of this meeting is to let you all know what is proposed and to get feedback from you and answer any questions that you may have. Zoning / Project: Some of you may know how the potential closures came about, and some of you may not. Basically, there was a rezoning for a development on the existing Ramada in tract for a mixed use development that will include both retail uses and student housing. A number of residents of the Redmond Terrance neighborhood proposed to the City Council that these roads be closed or converted in order to lessen the amount of traffic from the new development that would travel through their neighborhood. When the City Council approved the rezoning, they directed staff to begin the process of closing Redmond and converting Milliff Street. Proposal: Council directed staff to pursue a mid-block road closure on Redmond Drive (at the creek crossing)-this would basically be a road block, with each side of the street still functioning. Redmond Drive will be closed off to through-traffic with a "911 Emergency Gate" (as shown in the schematic below). In addition, a turn-around, meeting minimum City requirements, must be provided on the east side of the gate. In addition, they asked staff to pursue a one-way conversion on Milliff Street beginning at its creek crossing. Milliff Road will be converted to a one-way street section approximately 180 feet from the intersection of Milliff Road and Rosemary Drive. The street section will be restricted to one-way by use of striping and signage only- no barriers or devises that may restrict fire and emergency access will be permitted. The portion of Milliff between the commercial properties will remain two ways; the portion of Milliff west of the creek crossing will be one-way out of the neighborhood. Next Steps: Before any changes can occur on public roadways, the City Council must hold a public hearing. This item has not yet been scheduled for public hearing. Written notice will be sent out approximately 2 weeks in advance. (ir#P --4.1111l4 CITY OF COLLEGE STATION August 22, 2007 Dear Property Owner or Area Resident, City staff has received direction from the City Council to pursue a road closure mid-block on Redmond Drive, between Texas Avenue and Rosemary Drive, and a one-way conversion of the portion of Milliff Road that is west of the bridge. The proposed changes are shown on the back side of this letter. As a property owner or resident in the surrounding area, you are invited to participate in a meeting to discuss the proposed changes. The intent of this meeting is for the City to provide information on the proposed changes and to receive feedback from area residents and property owners. This meeting will be held on September 12, 2007 at 5:30 p.m. at College Station City Hall, located at 1101 Texas Avenue South in College Station. For additional information please contact Jennifer Prochazka in the Planning & Development Services Department by telephone at 979.764.3570 or by e-mail jprochazka(a cstx.pov . Thank you for your interest and we look forward to seeing you on September 12th! Sincerely, Jennifer Prochazka, AICP Senior Planner (OVER- Map on Reverse) the heart of the Research Valley P.O.BOX 9960 1101 TEXAS AVENUE COLLEGE STATION•TEXAS•77842 979.764.3510 +Vff.. MITCHELL M MORGAN City of College Station June 15, 2007 Planning & Zoning Commission City Council do Development Services 1101 S. Texas Ave. College Station, Texas 77840 Re: Revised Rezoning from C-1 to P-MUD &A-O for the Redmond Terrace First Installment—A Portion of the Community Shopping Center(Reserve Tract) - Vol 188, Page 295, JE Scott League A-50 (Ramada Inn property) Dear Planning & Zoning Commission and City Council: We are currently considering the purchase and redevelopment of the Ramada Inn site on Texas Avenue. This site is located on the west side of Texas Avenue, just south of the Miliff and Texas Avenue intersection. 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 and A-O, Agricultural-Open. 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. •3 It will create a mixed use urban development with a heretofore futuristic design anchoring the redevelopment around TAMU. The A-O request will be placed on the 100-year floodplain area contained on-site. ©-1 -(3d - (2) -o-t :40 Curn 511 UNIVERSITY DRIVE EAST,SUITE 204• COLLEGE STATION,TX 77840• T 979 260 6963• F 979.260.3564 CIVIL ENGINEERING • HYDRAULICS • HYDROLOG72• UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS info@Jmitchellandmorgan.com • www.mitchellandmorgan.com Changed or Changing Conditions With the increased number of new hotels in the area, the existing Ramada Inn is experiencing a significant amount of competition. It appears that this property, given its' age, its' location near TAMU, the recent adjacent Texas Avenue reconstruction project and the current hotel occupancy levels, make it prime for redevelopment. 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. With a TAMU student population of nearly 45,000 and the possibility of that number climbing, it is important to keep these students near campus where alternative modes of transportation are easy to utilize. 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 and near an older residential neighborhood, 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, the A-O zoning category is the most appropriate category to be placed on the area contained within the 100-year floodplain on the property. This will assure that this area is reserved for floodplain/drainage uses in the future. Drainage Statement The site is currently developed with impervious cover. Our intent is to redevelop the site utilizing one of the existing buildings, new parking areas, one new building, 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: 4NRA pod parking Driveway spacing Detention requirements Buffers -- Height— Single Family Protection 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 73 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. We have attempted to reduce our drives to a single location on Texas Avenue. We have left an area for the adjacent corner lot (Redmond @ Texas) to construct and maintain a driveway to their lot as well. Even with these improvements we will not meet the required driveway spacing. Varying from the driveway spacing along Texas Avenue appears to be the only way to maintain even a single access to this user. Given the request to keep as much retail as possible on the property, a single driveway on Texas Avenue will be extremely important to attract and retain those retailers. Detention Requirements See attached Drainage Statement. Buffers Where adjacent to the single family residences buffering will be provided, however all elements will need to be chosen wisely because of the existing drainage channel and floodplain. A wall would be detrimental in this area because it impedes floodwaters. We are proposing a 6 foot wooden fence along with a red tip phonia hedge row to buffer against the single family residences. The space available from the existing creek to the existing hotel building will limit some choices on buffering. Our intent is to improve the existing situation. Height- Single Family Protection Any new structure will meet these restrictions. However, the existing hotel structure does not currently meet the single family height protection requirement. Because this building is being renovated and not demolished we would like to assure that we will not be required to meet these restrictions for this structure. We appreciate your consideration of our request and if you have any questions please f.- - free to call 260-6963. Si , -rely, i 1 , 1 O1 7 Veronica J.B.+ orla , ".E. Managing Partner V Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file 74 'ireITIA-rurio4 AktiA2 W MO k. 194/zioirid_QA ' p z CC() rok 4 vooko, res (y\rmRamada Comprehensive Plan Amendment (07-134) Slide 1 - LUP: These items are for a Land Use Plan amendment and a rezoning for the property currently developed as the Ramada Inn on Texas Avenue. The two items will need separate recommendations to the City Council. Slide 2 - Proposal Map: The proposed Land Use Plan amendment would change the current Regional Retail and Floodplains & Streams designation to Redevelopment - as shown on your screens. A Letter of Map Revision (or LOMR) was recently submitted to FEMA for review that may alter the location of the 100-year floodplain on this property. The requested amendment is consistent with the study, ktovv,p.yekr, y- e - _ _ oe ': of t. - - . . , S 15COO& etAa Oo vw+ Ofe,ve4M+ ` - f �,r. The requested Redevelopment designation is in preparation for a mixed- S. use development on the property. Generally, mixed-use developments are (DP appropriate in areas shown as either Planned Development or as on the Land Use Plan, depending .Y Redevelopment on specific site characteristics. In this case, staff believes that Redevelopment is the more appropriate designation because of how the Comprehensive Plan defines redevelopment - "currently developed areas which will experience redevelopment as a result of increased land value. Redevelopment will occur as mixed use developments. Mixed-use redevelopment areas are projected for areas close to the University." There has been recent commercial redevelopment in the area, including the Redmond Terrace shopping center that was redeveloped as Texas Avenue Crossing in 2003. Culpepper Plaza, located across Texas Avenue, is currently being redeveloped as the Central Station shopping center. The property to the south was cleared for future redevelopment last year and is vacant at this time. Id Slide 3 - Rezoning: The second item, the rezoning request, is from C-1 General Commercial to P-MUD Planned Mixed-Use. The applicant is also 'proposing to rezone for the property that is projected to remain in the 100- 1 'r year floodplain to A-O Agricultural Open. olle gut ,IiKl �lici�o�s n comp ptcjun nA.► Arui VACI4- ,C)/V\ -Wa( - I &- ir; I<(1vJ in A be a 6rVea wtk) ree . .ct gle Staff is genet I suppprtive rrji-xed-u5ertEcati cati n, I ,not r- - 3 mmend a•proval u he LOM • approv by F A an the'' 'L. dUse ' - isa 'en• -dtor e e ento esu ect RrSifPerry. Sta CtfPrOW +11i- Ir-eZ0/1WI a C The proposed redevelopment is a mixed-use project that may include retail, restaurants, office office and residential attached housing (that could include both URIA dormitories and multi-family uses). LS(A)S 5 As you will recall, the PDD and PMUD zoning processes were recently altered to require that the concept plan be approved by the Planning & Zoning Commission and City Council with the rezoning request - Concept Plan has been submitted... On this particular concept plan, staff recommends approval with the condition that the ground floor of all structures on site, including the existing structure, be developed solely for commercial use. The Unified Development Ordinance requires that a Concept Plan consider the relationship of land uses to one another- not just horizontally, but vertically, as well. Staff's goal is to maximize the amount of retail space that is preserved on this site. consistent with the comp plan goal of retaining sufficient tax generating retail properties along major roadways. ??????? Slide 4 - Concept Plan: Again, the concept plan is included in your packets and is here on the screen. I am going to high-light some of the components. First, the existing hotel tower will remain and be refurbished and "re- skinned" for use as a student dormitory. That structure is currently 5 stories tall and is proposed to remain at this height. A new structure is proposed that will adjoin the existing hotel tower and is proposed to contain ground floor commercial with multi-family units above it. The applicant has stated that the proposed building height will not exceed 150 feet. The Concept Plan shows the relocation of one of the existing driveways to Texas Avenue and eliminating the other. Staff believes that both of these changes are positive for the site and for access management on Texas Avenue. - In addition, the concept plan is showing cross access to the two adjacent commercial properties to the north and south and to the multi- family property to the west. Additional parking is intended to be provided on a near-by site already zoned for apartment use. The City's development regulations permit off- site parking. This will be reviewed in more detail during the site plan process, but is not a part of this concept plan. The Concept Plan includes amenities that are proposed in an existing Public Utility Easement. The applicant intends to relocate the existing utilities and request abandonment of the easement to allow for the amenities to be constructed. As a part of the concept plan, the applicant is proposing to buffer to the existing single family homes with a wooden fence and plantings. NEXT SLIDE - these homes are located across a drainage easement. (draw area) Bike trails are proposed on site that may connect to a future hike and bike system. The Parks and Recreation Advisory Board will review the Concept Plan at their July 17th meeting and will forward a recommendation to the City Council. Because of the size of the site and the number of residential units proposed, the Parks and Recreation Department Staff will recommend that fee-in-lieu of land dedication be accepted. Modifications - Included in your packet is a document that includes supporting information for the P-MUD zoning - begins on page 72 -Page 73 includes a list of bulk or dimensional variations sought with the PMUD zoning...first, the applicant has requested to vary from the parking pod requirement. Parking pods are basically distinct parking areas separated by additional parking islands. This request is being made to accommodate more parking for potential retail tenants. The next item, driveway spacing - the number of driveways to the site has been reduced, and the location of the new drive on Texas Avenue has been reviewed favorably by both City staff and TxDOT. The other items on the list - detention, buffers and height, do not require waivers as proposed. Slide 6 -Larger Area: I have received a call in opposition to the request. The individual is a resident of the Redmond Terrace neighborhood to the west. His concerns are primarily traffic in the area and through the neighborhood. He has seen an increase in traffic since Redmond Terrace redeveloped into Texas Avenue Crossing shopping center and is concerned that there will be increased traffic through the neighborhood with this redevelopment. As with any redevelopment on this site, but particularly multi-family, staff has concerns with the traffic flow to and from the site because of potential cut-through traffic in the Redmond Terrace neighborhood - access to Texas Avenue is limited with the new median. However, this request is consistent with the City's policy of locating student housing in close proximity to the University. Generally, this reduces the demand on the larger transportation system and encourages the use of other modes of transportation, such as biking and walking. This request is also constant with the City's desire to see mixed-use development near to the University. Recommendation Recap - Again, the Commission will need to make two separate recommendations to forward to the Council - one for the Comprehensive Plan amendment and one for the rezoning. a ' Staff, again, is recommending is of the Land Use Plan amendment from Regional Retail and Floodplains & Streams to Redevelopment until ' E A ale 0 , • - .t - • . • ,' - . .,o a Staff is also recommending • ---.or of the rezoning request from C-1 to P- MUD and A-O ' • 'I = . •p - . • , • . . e - • • se Plariis . .. -n. - : - .- ; . .. - on - • • . - . . 1101 Texas Avenue, P.O. Box 9960 College Station, Texas 77842 Phone 979.764.3570/ Fax 979.764.3496 MEMORANDUM June 20, 2007 TO: Veronica Morgan, P.E., via fax: 979.260.3564 FROM: Jennifer Prochazka, AICP, Senior Planner SUBJECT: Ramada Inn— Concept Plan Staff reviewed the above-mentioned Concept Plan as requested. The following page is a list of staff review comments detailing items that need to be addressed. If all comments have been addressed and the following information submitted by Monday, June 25th at 10:00 a.m., your project will be placed on the next available Planning and Zoning Commission meeting scheduled for July 5th at 7:00 p.m. in the City Hall Council Chambers, 1101 Texas Avenue. One (1) 24"x36" copy of the revised Concept Plan map. Eighteen (18) 11"x17" copies of the revised Concept Plan map. Upon receipt of the required documents for the Planning & Zoning meeting, your project will be considered formally filed with the City of College Station. Please note that if all comments have not been addressed your project will not be scheduled for a Planning & Zoning Commission meeting. Your project may be placed on a future agenda once all the revisions have been made. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.gov/home/index.asp?page=2481. If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff review comments cc: Bright Light Corporation, via fax: 979.696.1334 Case file #07-00500134 NOTE: Any changes made to the plans, that have not been requested by the City of College Station, must be explained in your next transmittal letter and "bubbled" on your plans. Any additional changes on these plans that have not been pointed out to the City,will constitute a completely new review. 1 of 2 (*r" CITY OF COI J FGE STATION Planning d Development Services 1101 Texas Avenue, P.O. Box 9960 College Station, Texas 77842 Phone 979.764.3570 / Fax 979.764.3496 MEMORANDUM June 12, 2007 TO: Veronica Morgan, P.E., via fax: 979.260.3564 FROM: Jennifer Prochazka, AICP, Senior Planner SUBJECT: Ramada Inn— Comprehensive Plan Amendment & Rezoning Staff reviewed the above-mentioned Comprehensive Plan Amendment as requested. The following page is a list of staff review comments detailing items that need to be addressed. If all comments have been addressed and the following information submitted by Monday, June 18th at 10:00 a.m., your project will be placed on the next available Planning and Zoning Commission meeting scheduled for July 5th at 7:00 p.m. in the City Hall Council Chambers, 1101 Texas Avenue. One (1) 24"x36" copy of the revised Comprehensive Plan Amendment map - if changes are proposed. One (1) 24"x36" copy of the revised rezoning map - if changes are proposed. One (1) 24"x36" copy of the revised Concept Plan map. Eighteen (18) 11"x17" copies of the revised Comprehensive Plan Amendment map - if changes are proposed. Eighteen (18) 11"x17" copies of the revised Rezoning map - if changes are proposed. Eighteen (18) 11"x17" copies of the revised Concept Plan map. Upon receipt of the required documents for the Planning & Zoning meeting, your project will be considered formally filed with the City of College Station. Please note that if all comments have not been addressed your project will not be scheduled for a Planning & Zoning Commission meeting. Your project may be placed on a future agenda once all the revisions have been made. Once your item has been scheduled for the P&Z meeting, the agenda and staff report can be accessed at the following web site on Monday the week of the P&Z meeting. http://www.cstx.gov/home/index.asp?page=2481. If you have any questions or need additional information, please call me at 979.764.3570. Attachments: Staff review comments cc: Bright Light Corporation, via fax: 979.696.1334 Case file #07-00500134 Home of Texas A&M University MITCHELL MM MORGAN June 14, 2007 Jennifer Prochazka City of College Station Development Services PO Box 9960 College Station, TX 77842 Re: Ramada Inn (COMP & REZ) — 07-00500134 & 07-00500130 Dear Jennifer, Attached are the following items for the Ramada Inn Comprehensive Plan and Rezoning submittal. • One (1) 24"x36" copy of the revised Comprehensive Plan Amendment map • One (1) 24"x36" copy of the revised rezoning map • One (1) 24"x36" copy of the revised Concept Plan map. • Eighteen (18) 11"x17" copies of the revised Comprehensive Plan ` b Amendment map. • One (1) 24"x36" of the Concept Map • Eighteen (18) 11"x17" copies of the revised Rezoning map 1/ 173 • One (1) Metes and Bounds Description of the A-O Zone Area. • One (1) Metes and Bounds Description of the P-MUD Area. • Eighteen (18) 11"x17" copies of the revised Concept Plan map. • Revised supplemental letters STAFF REVIEW COMMENTS NO. 1 PLANNING 1. Question: Based on recent direction by the Planning & Zoning Commission, any request to amend the Floodplain & Streams designation on the Land Use Plan prior to the LOMR being approved by FEMA will go forward with a negative recommendation from staff. Once the study is approved by FEMA, staff will not support re-designating any property that is still within the 100-year floodplain. 1. Answer: We have modified the rezoning request to retain the A-O zone on the northwest corner of the property. We are currently trying to get correspondence from FEMA regarding their concurrence with the new floodplain line. (0 `, 13L) 01 - ISO (e/ 181C1 511 UNIVERSITY DRIVE EAST,SUITE 204• COLLEGE SAATION,TX 77840• T 979.260.6963• F 979.260.3564a :1-1 - O co CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES• STREETS• SITE PLANS• SUBDIVISIONS info@mitchellandmorgan.com • www.mitchellandmorgan.com . /t 2. Question: As previously discussed, staff's recommendation will be that a P- MUD zoning be approved to preserve more commercial property in this area. 2. Answer: We have modified our request to P-MUD as requested. 3. Question: The concept plan should only include improvements proposed to the subject property (do not include proposed off-site parking on by a note on western property across Redmond). Please indicate proposed off-site parking on by a note on the concept plan. 3. Answer: The parking garage has been removed from the concept plan and is now indicated only by note. 4. Question: The concept plan must be reviewed by the Parks Board. 4. Answer: We have submitted our concept plan to the Parks Staff and have requested a hearing by the Parks Board at their next available meeting. 5. Question: Proposed amenities are shown located in existing easements. Easements will have to be abandoned and utilities relocated. 5. Answer: We will relocate these utilities and request an easement abandonment. 6. Question: Is there a specific percentage that you are requesting to vary from the parking standards? 6. Answer: We have eliminated this variance request from our application. 7. Question: Is the driveway proposed to be relocated? Please provide proposed spacing. 7. Answer: Yes, the driveway is being relocated from its current position. The old location is now shown on the concept plan and the new driveway separations have been dimensioned. 2 8. Question: What buffer is proposed? 8. Answer: We re proposing s 6' wooden fence with vegetation on the creek side of the fence. 9. Question: Is there a specific percentage that you are requesting to vary from the landscape or streetscape requirements? 9. Answer: We have eliminated this variance request from our application. 10. Question: Please provide a range of building heights on the concept plan. 10. Answer: These have been added to our concept plan. If ou have any questions, please feel free to call me at 260-6963. •i cerely, (,00Veronica J: org , E. Managing Partner Cc: Jerry Tipps , RS&J, Inc. Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Chuck Ellison, Ellison Law File 3 MITCHELL/� MM MORGAN City of College Station June 15, 2007 Planning & Zoning Commission City Council do Development Services 1101 S. Texas Ave. College Station, Texas 77840 Re: Revised Comprehensive Plan Amendment for the Redmond Terrace First Installment—A Portion of the Community Shopping Center(Reserve Tract) - Vol 188, Page 295, JE Scott League A-50 (Ramada Inn property) Dear Planning & Zoning Commission and City Council: We are currently considering the purchase and redevelopment of the Ramada Inn site on Texas Avenue. This site is located on the west side of Texas Avenue, just south of the Miliff and Texas Avenue intersection. Why request a Comprehensive Plan Amendment? 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 concept, we must first amend the Comprehensive Land Use Plan because the current zoning and land use do not allow this concept to occur on this land. Currently, the Comprehensive Land Use Plan (Exhibit A—first panel) on this tract reflects Floodplain & Streams and Regional Retail as the most appropriate land uses. In order to permit the desired mixed use concept, staff has indicated that the land use category most appropriate at this location is Redevelopment. According to the Comprehensive Plan, Redevelopment is defined as "Currently developed areas which will experience redevelopment as a result of increased land value. Redevelopment will occur as mixed use developments as described previously. Mixed-use redevelopment areas are projected for areas close to the University, such as Northgate." Therefore, our request before you is to amend the Comprehensive Plan for this tract from Floodplain & Streams and Regional Retail to Redevelopment. What are the changed conditions that warrant a Comprehensive Plan Amendment? Floodplain & Streams Approximately 5 years ago, Texas A&M University designed and constructed a detention pond on the TAMU polo fields, just north of New Main Drive. This pond subsequently decreased the flood elevations within Wolf Pen Creek, Tributary C which originates at University Drive near Texas Avenue and travels through the Texas A&M golf course, behind the Bed, Bath and Beyond shopping center and behind the Ramada Inn tract where it joins with Wolf Pen Creek Main just south of Redmond Drive. The current �' owner of the Meridian Apartments commissioned a hydrology and hydraulic study to 13 (0 - (g" 07 511 UNIVERSITY DRIVE EAST,SUITE 204• COLLEGE SIATION,TX 77840• T 979.260 6963• F 979.260 3564 - 1 •4 0 w, • ` CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS \v info@mitchellandmorgan.com • www.mitchellandmorgan.com determine the effects of the TAMU detention on their property. The effect was a reduction of the 100-year water surface elevation through this creek. Exhibit A— panel 2 shows the effects of the detention through the area. The grey is the current regulatory 100-year floodplain, while the light blue is the new 100-year floodplain based upon the existing conditions on the TAMU campus. The hydraulic study to support the adoption of this new 100-year floodplain line is currently under review with FEMA. It is anticipated that FEMA will be complete with their review in approximately 2-3 months. Given the new location of the 100-year floodplain, there is only a small corner of the Ramada Inn tract that is inundated with floodwaters during a 100-year storm event. The small corner that is still inundated based upon the revised study is also located within a 45 foot wide drainage easement and therefore undevelopable. We have retained the 45 foot drainage easement as Floodplain & Streams on the Comprehensive Plan amendment request. Regional Retail With the increased number of new hotels in the area, the existing Ramada Inn is experiencing a significant amount of competition. It appears that this property, given its' age, its' location near TAMU, the recent adjacent Texas Avenue reconstruction project and the current hotel occupancy levels, 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. With a TAMU student population of nearly 45,000 and the possibility of that number climbing, it is important to keep these students near campus where alternative modes of transportation are easy to utilize. 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 and near an older residential neighborhood, it makes sense that a mixed use development which allows both uses is desirable. Unfortunately, Regional Retail does not allow this mix of uses, but the land use category of Redevelopment does allow this development type. How does the proposed Land Use change further the goals and objectives of the Comprehensive Plan? The use as proposed with a developer having a strong track record in the development of student housing is an exciting use. There are several Comprehensive Plan goals and objectives that would be positively impacted with this development at this location. Itemized below are several of the goals and objective statements from the current Plan that appear to be furthered: Land Use Goals and Objectives Goal #1 - College Station should continue to provide and locate adequate amounts of appropriately zoned land for all necessary types of land uses in an efficient, convenient, harmonious, and ecologically sound manner. ❖ Objective 1.3 - College Station should continue to avoid strip commercial development (such as that along Texas Avenue) and encourage centralized commercial development which encourages multi-modal access. Goal #2 - College Station should continue to provide for the orderly development of existing and future land uses. ❖ Objective 2.4 - College Station should develop zoning districts which allow a mixture of residential and non-residential uses which complement and support each other with appropriate buffering. Goal #3 - College Station should continue to protect, preserve and enhance existing and future neighborhoods. ❖ Objective 3.3 - College Station should encourage mixed-use developments which provide for an appropriate combination of residential and support uses. Transportation Goals and Objectives Goal #1 - College Station should balance the development of-all modes of transportation to assure the fast, convenient, efficient and safe movement of people and goods to, from, and within the community while continuing to protect the integrity of neighborhoods. ❖ Objective 1.8 - College Station should work to encourage the reduction of travel through demand management techniques systems for such as carpooling and van-pooling. Goal #2 - College Station should continue to ensure the development, maintenance and operation of a safe, efficient and effective transportation system to serve the City. ❖ Objective 2.1 - College Station should continue to develop and maintain a transportation planning process which addresses long range needs and emphasizes short and mid-range problem-solving. 3 ommor Goal #5 - College Station should provide for the safe movement of pedestrians and bicyclists within College Station. ❖ Objective 5.1 - College Station should continue to encourage the use of alternate modes of transportation to reduce air pollution and traffic congestion, including transit, bicycle, and pedestrian. Goal #6 - College Station should continue to work with the Brazos valley Transit System and the University to provide for efficient bus service within the community. ❖ Objective 6.1 - College Station should encourage the use of transit to reduce air pollution and traffic congestion by supporting things such as: a. Mass transit facilities for existing and new developments. b. Texas A & M University Shuttle and Urban Trolley transit service between all residential areas, the University, retail and employment centers, and between regional destinations ❖ Objective 6.2 - College Station should examine and promote land use concepts which enhance transit usage. Why is this Land Use more appropriate than the existing Land Use? There are certain physical and economic constraints limiting the redevelopment of this property solely for retail uses, which is that allowed by the current land use category. Some of these constraints are as follows: ❖ The depth of the property limits the retail uses to smaller tenants. Bigger box retailers would require more than 150 feet of depth with several rows of parking in front, similar to the Culpepper center across Texas Avenue and the Bed, Bath & Beyond shopping center next door. A parking layout similar to those developments cannot be accommodated on the existing site, meet the current site development requirements, and not push back to Redmond Drive encouraging retail traffic through the neighborhood. ❖ Because of the proposed development on the adjacent corner lot on the south (corner of Redmond and Texas—former Summit gas station) and Jack-in-the- Box on the north, there is limited exposure to much of the developable envelope of the property. Evidence that exposure and visibility to a retailer is of utmost importance is the significant expenditure made by the owner of the Post Oak Square Center containing Toys-R-Us. Several years ago a Grandy's restaurant stood at the front of that center on top of a "knoll". Retailers would not lease the spaces behind that "knoll" and the Grandy's restaurant, so the owner razed the building and regraded and repaved almost 1/2 of the parking lot to cut down the "knoll" and increase visibility to the lease spaces in the center of that complex. 4 ❖ The razing of the existing five story hotel building is not economically feasible. In addition to the cost of acquisition and the construction of a new building at that location, there would be demolition costs, costs associated with the buy out of two long term leases on the roof, and the loss of income during planning and construction of a new facility. These costs to redevelop the site for retail uses, which would end up with poor visibility (behind Jack-in-the-Box), far exceeds the returns anticipated from the potential retail development. The highest and best use of the property is that of a mixed use or a high end hotel. The economic feasibility of a high end hotel at this site is questionable as there are more appealing sites available for such uses. Under these circumstances, the hotel will continue to be used in its current condition and continue the downward slide; or sit empty until another use becomes economically feasible. We believe that a 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. We appreciate your consideration of our request and if you have any questions please feel free to call 260-6963. S i erely, Veronica J.B. org , E. Managing Partner Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file 5 MITCHELL MORGAN City of College Station June 15, 2007 Planning & Zoning Commission City Council c/o Development Services 1101 S. Texas Ave. College Station, Texas 77840 Re: Revised Rezoning from C-1 to P-MUD & A-O for the Redmond Terrace First Installment-A Portion of the Community Shopping Center(Reserve Tract) - Vol 188, Page 295, JE Scott League A-50 (Ramada Inn property) Dear Planning & Zoning Commission and City Council: We are currently considering the purchase and redevelopment of the Ramada Inn site on Texas Avenue. This site is located on the west side of Texas Avenue, just south of the Miliff and Texas Avenue intersection. 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 and A-O, Agricultural-Open. 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. The A-O request will be placed on the 100-year floodplain area contained on-site. ©� -(3d Vat -off Q :c 0 a.rn 511 UNIVERSITY DRIVE EAST,SUITE 204• COLLEGE SkTION,TX 77840• T. 979.260.6963• F. 979.260.3564 /� CIVIL ENGINEERING • HYDRAULICS • HYDROLOGY • UTILITIES • STREETS • SITE PLANS • SUBDIVISIONS •/"t{�•�� info@mitchellandmorgan.com • www.mitchellandmorgan.com Changed or Changing Conditions With the increased number of new hotels in the area, the existing Ramada Inn is experiencing a significant amount of competition. It appears that this property, given its' age, its' location near TAMU, the recent adjacent Texas Avenue reconstruction project and the current hotel occupancy levels, make it prime for redevelopment. 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. With a TAMU student population of nearly 45,000 and the possibility of that number climbing, it is important to keep these students near campus where alternative modes of transportation are easy to utilize. 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 and near an older residential neighborhood, 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, the A-O zoning category is the most appropriate category to be placed on the area contained within the 100-year floodplain on the property. This will assure that this area is reserved for floodplain/drainage uses in the future. Drainage Statement The site is currently developed with impervious cover. Our intent is to redevelop the site utilizing one of the existing buildings, new parking areas, one new building, 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 Buffers Height— Single Family Protection 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 2 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. We have attempted to reduce our drives to a single location on Texas Avenue. We have left an area for the adjacent corner lot (Redmond @ Texas) to construct and maintain a driveway to their lot as well. Even with these improvements we will not meet the required driveway spacing. Varying from the driveway spacing along Texas Avenue appears to be the only way to maintain even a single access to this user. Given the request to keep as much retail as possible on the property, a single driveway on Texas Avenue will be extremely important to attract and retain those retailers. Detention Requirements See attached Drainage Statement. Buffers Where adjacent to the single family residences buffering will be provided, however all elements will need to be chosen wisely because of the existing drainage channel and floodplain. A wall would be detrimental in this area because it impedes floodwaters. We are proposing a 6 foot wooden fence along with a red tip phonia hedge row to buffer against the single family residences. The space available from the existing creek to the existing hotel building will limit some choices on buffering. Our intent is to improve the existing situation. Height- Single Family Protection Any new structure will meet these restrictions. However, the existing hotel structure does not currently meet the single family height protection requirement. Because this building is being renovated and not demolished we would like to assure that we will not be required to meet these restrictions for this structure. We appreciate your consideration of our request and if you have any questions please if free to call 260-6963. Si rely, goie, 4 Veronica J.B. ) or�� . .E. Managing Partner Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file 3 MITCHELL tiV4/ MM �- 44 MORGAN City of College Station June 4, 2007 Planning & Zoning Commission City Council c/o Development Services 1101 S. Texas Ave. College Station, Texas 77840 Re: Rezoning from C-1 to PDD for the Redmond Terrace First Installment— A Portion of the Community Shopping Center(Reserve Tract) - Vol 188, Page 295, JE Scott League A-50 (Ramada Inn property) Dear Planning & Zoning Commission and City Council: We are currently considering the purchase and redevelopment of the Ramada Inn site on Texas Avenue. This site is located on the west side of Texas Avenue, just south of the Miliff and Texas Avenue intersection. 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 must request one of the Planned District categories (PDD or P-MUD). Because of restrictions in the P-MUD district,t that we believe are unachievable on this site, our request before you is to rezone the property to PDD, Planned Development District. 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 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 Our concern with the P-MUD zoning district is a 20% minimum requirement for retail uses. This site is extremely small and there are limitations that retailers will not accept. Staff has suggested using the first floor of the existing five story hotel building and using a second story for potential retail uses in an effort to reach the 20% minimum. However, from a retailers' point of view, much of the first floor of the existing five story hotel building has poor exposure due to the existing Jack-in-the-Box and most retailers will not entertain a second floor space unless located in a mall. There is also limited close parking that can be accomplished to accommodate those retailers. In addition, compatible users under a student dormitory are questionable at best. With our request to a PDD we would agree to meet a 25,000 square foot minimum of non-residential uses on the project. This should satisfy any concerns of a token 5,000 square foot retailer to meet the "mixed use" definition. Changed or Changing Conditions With the increased number of new hotels in the area, the existing Ramada Inn is experiencing a significant amount of competition. It appears that this property, given its' age, its' location near TAMU, the recent adjacent Texas Avenue reconstruction project and the current hotel occupancy levels, make it prime for redevelopment. 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. With a TAMU student population of nearly 45,000 and the possibility of that number climbing, it is important to keep these students near campus where alternative modes of transportation are easy to utilize. 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 and near an older residential neighborhood, it makes sense that a mixed use development which allows both uses is desirable. To accomplish this mix of uses a Planned District must be the zoning category placed on the property. Drainage Statement The site is currently developed with impervious cover. Our intent is to redevelop the site utilizing one of the existing buildings, new parking areas, one new building, 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 Permitted Uses We would like to request that the following uses be allowed within the PDD zoning being requested. ❖ Dormitory ❖ Multi-family ❖ Art Studio/Gallery ❖ Dry Cleaners & Laundry ❖ Offices ❖ Personal Service Shops ❖ Health/Sports Facility — Indoor ❖ Medical Clinic ❖ Dental Clinic ❖ Printing/Copy Shops ❖ Restaurants ❖ Retail Sales & Service ❖ Shopping Center We believe all of these uses are compatible with our vision for the redevelopment of the property with a mix of uses consisting of student housing and compatible retail/restaurant and office type uses. 0 List of Bulk or Dimensional Variances Sought As part of this development we would like to vary from the following specific use standards: ❖ Parking ❖ NRA pod parking ❖ Interior island requirement ❖ Driveway spacing ❖ Detention requirements ❖ Landscaping/Streetscaping ❖ Buffers ❖ Height — Single Family Protection 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. We understand staff's desire to maximize the amount of retail space available on the property, however, all retailers will require sufficient parking on-site. In laying out the site and attempting to meet the site design criteria, with the above variances, we can achieve approximately 25,000 square feet of retail. Parking We will attempt to meet all parking requirements, and certainly all retailers will require that we meet their parking needs onsite, but the majority of the residential housing parking will be provided in a parking garage across Redmond Drive. To minimize the amount of required parking for the residential units we will provide a private shuttle service to the TAMU campus. With this service and our proximity to the TAMU campus we will attract students who may not own vehicles and who want/need to be located close to campus to bike/walk to school. By providing this service and minimizing the parking we will be minimizing the overall traffic burden on the adjacent roadways. 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. Interior Island Requirement We would like to vary from the requirement for interior islands. In looking at the parking layout, we do not have an extremely large area of parking so it should not be that noticeable that there is a lack interior islands. Our concern again, is in trying to maximize the retail space we need to maximize parking, and any requirement that will result in losing spaces is counterproductive. By varying from this requirement we are furthering the City goal to provide as much retail as possible on the site. Driveway Spacing We understand that the existing drives do not currently meet the driveway spacing requirements. We have attempted to reduce our drives to a single location on Texas Avenue. We have left an area for the adjacent corner lot (Redmond @ Texas) to construct and maintain a driveway to their lot as well. Even with these improvements we will not meet the required driveway spacing. Varying from the driveway spacing along Texas Avenue appears to be the only way to maintain even a single access to this user. Given the request to keep as much retail as possible on the property, a single driveway on Texas Avenue will be extremely important to attract and retain those retailers. Detention Requirements See attached Drainage Statement. Landscaping/Streetscaping We will provide on-site landscaping in all end islands and vegetated areas around the building. We will also provide streetscape, as much as possible along Texas Avenue and Milliff. The concern is with variances being sought to interior islands and the pod parking concept, there may not be a great deal of landscaped areas. Also if TxDOT provides any landscaping in their right-of-way we may have a challenge along our frontage to add trees. Certainly if there is room on the site for all landscaping, it will be provided. Buffers Where adjacent to the single family residences buffering will be provided, however all elements will need to be chosen wisely because of the existing drainage channel and floodplain. A wall would be detrimental in this area because it impedes floodwaters. When in a channel area, vegetation is the best choice but fencing may also work. The space available from the existing creek to the existing hotel building will limit some choices on buffering. Our intent is to improve the existing situation. Height- Single Family Protection Any new structure will meet these restrictions. However, the existing hotel structure does not currently meet the single family height protection requirement. Because this building is being renovated and not demolished we would like to assure that we will not be required to meet these restrictions for this structure. We appreciate your consideration of our request and if you have any questions please feel free to call 260-6963. Sin' erely, SI' II Veronica J.B. Morg: , .E. Managing Partner Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file Proposed Public Street Modifications: Redmond Drive is proposed to be closed to through-traffic with a "911 Emergency Gate." In addition, a turn-around, would be provided on the east side of the gate. Milliff Road is proposed to be converted to a one-way street section approximately 180 feet from the intersection of Milliff Road and Rosemary Drive. This would allow vehicles only to exit the Redmond Terrace Neighborhood, re-entry would not be permitted. However, Milliff would remain a two way street between the commercial properties. The street section is proposed to be restricted to one-way by the use of striping and signage • only - no barriers or devises that may restrict fire and emergency access are proposed. i i r, / r Nt:.i.., N i" !v`/ 49G ', .' � FSU (t•N N IV/ y"j ..mob, .` / .«24. ' - / / ''---j-- "1 -00 IIV 1 . N 244 ' tileri, cl• �� 1 r -„ i i ��rki IAf'. ;` n9 Structure ,t ``a`�o 4a,t7 July 17,2007 Glenn Brown JUL 1 8 2007 City Manager City of College Station a'�'"t/}�rn College Station,TX. ! • • RE: Land Use Plan from Regional Retail to Redevelopment and Rezone . from C-1 to P-MUD at 1502 Texas Avenue South(Ramada Inn Property) ' Case#07-005000134 and 07-005000130 Dear Mr. Brown: . A public hearing was held at the City of College Station Planning and Zoning(P&Z)Meeting July 5, 2007 on the above referenced property-and included two actions: 1. Amend the Land Use Plan to Redevelopment 2. Rezone from C-1 to P-MUD with a"Concept Plan"entitled Proposed Redevelopment-Ramada In Tract and Adjacent Parcels. We were pleased that the planning and Zoning Commission voted against recommending the C-1 to P- MUD with the Concept Plan including high density student housing. However,we were disappointed with the recommendation to amend the land use to"Redevelopment"because"redevelopment"is not defined by the Unified Development Ordinance. As residentsand property owners of the Redmond Terrace residential area,"College Station Southside Historic Area,"we objected to the proposed high density housing of at least 734 residents in the Ramada Inn Property and as many as 94 residents in the remodeled Meridian Apartment plus 37,000sq ft of new retail space.Almost all of the parking for the residents is proposed to be in a multi-story parking garage located on Redmond Drive which has only limited right turn access on to Texas Ave.requiring the remaining traffic estimated at 4,400 cars(734 residents X 3 round trips is 6 x 734)to pass through our narrow residential streets.(5 cars per minute in a 12-hour day). Our streets are 25'4"to 26' in width,which is very narrow considering that the Federal Uniform Fire Code requires 20 feet clear travel resulting in a 35-foot wide street if parking is allowedon both sides. Furthermore,the recent redevelopment of the Redmond Terrace Shopping Center and construction of raised medians on George Bush Drive and Texas Ave have forced the shopping center traffic and delivery vehicles into our neighborhood streets. We are concerned that the City Staff failed to follow the requirements of the Unified Development Ordinance when they recommended approval without due diligence as follows: 1. Article I.General Provisions 1.3 Paragraph B.and C. 2. Article 3. Development Review Procedures E Review Criteria Paragraphs 3,6. 3. Article 3. Development Review Procedures Section 3.4 Concept Review P-MUD E Paragraphs 1, 2,3,4,5,and 6. These articles r,equire traffic studies as well as other considerations.The City of College Station Land Use Goals and Objectives should be considered before recommending approval. These goals appear to protect established neighborhoods by stating: Objective 2.2 College Station should develop standards that promote a reduction of land use intensity as development approaches established and future residential areas. Goal#3-College Station should continue to protect,preserve and enhance existing and future neighborhoods. Objective 3.1 -College Station should continue to protect the integrity of residential areas by minimizing intrusive and incompatible land uses and densities. Objective 6.2 -College Station should develop a"Historic Overlay"zoning district which may be applied to historically significant areas. We are designated"Historic South Side". We encourage you to reject the recommended change of Land Use to Redevelopment and to accept the Commissions recommendation not to rezoning from C-1 to P-MUD.There are significant traffic problems in this area as well as the impact to the neighborhood. For additional details please refer to a copy of the briefing that was presented by our group to the Planning and Zoning Commission. Please take time to review and carefully examine the traffic situation in our neighborhood. While change and growth is ' inevitable,there is undoubtedly a way to avoid such a disastrous impact on the neighborhood. Thank you for your consideration. Signed by the following residents of the Redmond Terrace Neighborhood. 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