HomeMy WebLinkAboutMisc Proposed Public Street Modifications:
Redmond Drive is proposed to be closed off 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. 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.
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REDMOND TERRACE RESIDENTIAL AREA
➢ FIRST HOUSES BUILT IN THE LATE 50'S
REDMOND TERRACE SHOPPING CENTER BUILT SOMETIME IN THE
60'S '
A BUSINESSMAN RECALLS WATCHING MR. DOMINICK WORK HIS
CORN WITH A TEAM OF MULES FROM HIS BARBER SHOP IN
REDMOND TERRACE SHOPPING CENTER
- DEVELOPMENT OF AGGIELAND INN, CULPEPPER PLAZA AND POST
OAK MALL, FROM AGRICULTURAL LAND AT LEAST 20 Y EARS
AFTER THE REDMOND TERRACE AREA WAS FULLY DEVELOPED.
r NEIGHBORHOOD STREETS ARE NARROW AND POORLY LIGHTED.
NO STREET LIGHTS ON ARMISTEAD STREET.
CITY OF COLLEGE STATION HAS GROWN AROUND THIS•OLDFR
NEIGHBORHOOD •
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This is the two part sign erected in the neighborhood by the'City.
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•STREET WIDTH . .
ARMISTEAD STREET 25'4" •
REDMOND DRIVE 26' `
ROSEMARY LANE 26'
MIL1.UFF STREET 27'
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• City of Sacramento Study of Street Width and Safety Vehicles
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29 ft street with rolled curb
The ladder fire truck could not fully deploy its stabilizers, and the two trucks could not
pass each other if vehicles were parked on both sides of the street.
The Fire Department's position was that per the Federal Uniform'Fire•Code the
Fire Department needed 20 ft of clear travel way,meaning that, with parking on both
sides of the street,the street width would need to be 35 ft from curb-to-curb. The Fire
Department felt that the city's current local residential street width of 30 ft curb-to-curb
was not adequate for the Fire Department to safely get to an emergency situation.
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Related this study to parking on Milliff Street the widest street in the area. Photo is of
parking adjacent to Jason's Deli
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Proposed Redevelopment Ramada Inn Tract and Adjacent Parcels
Residential Summary
• From submitted information RS&H
1 person/ 2 •
Ramada Property Quantity BR person/BR Total Total
Occupancy Occupancy
4 Bedroom , 48 • 4 • 192 0
3 Bedroom • 38 . 3 114 0 .
2 Bedroom. 18 2 36 0
1 Bedroom. 30 1 2 30. ..60 •
Efficiency 6 • 1 6 0•
Dorm Rooms 178 2 356 0 •
Total Ramada ••
Property ' 318 734 764
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Occupancy Occupancy Total Total Apartment
Meridian Apartments Quantity BD#1 BD#2 BD#1 BD#2 Total
2 Bedroom 18 1 2 18 36 3
1 Bedroom 20. • 2 40 2 •
Efficiency • - 6• 1 61
Total Meridian •
Property '100
The two properties will house between 834 residents and 864 resident`s.
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The City Staff, Planning and Zoning Commissioners and the City Council are
supposed to follow the Unified Development Ordinance. Below are pertinent
sections of that code with our comments.
Unified Development,Ordinance City of College Station . - • . ..
1.1 Short Title
This Ordinance shall be officially known and cited'as the Unified Development
Ordinance
(UDO) of the City of College Station, Texas.
1.3 Scope and Purpose
This UDO is adopted for the purpose of promoting the public health,safety,and general welfare of the citizens of the City of College
Station.More specifically,this UDO provides for the division of land into different districts,regulations pertaining to such districts,
regulations for the subdivision of land and drainage regulations pertaining thereto.These regulations are
designed in accordance with'a comprehensive plan.The City of College Station's Comprehensive Plan is the fundamental guide to all
decisions made under this UDO.In order to implement the broad goals of the plan,this UDO regulates land use and the division of
land in.order to achieve objectives of the plan that.include,but are not limited to,the following:
A. Promote the beneficial, economic, and appropriate development of
all 'land 'and the•most desirable use of land in accordance- with a well-
considered plan.;
Our Comments • •
1. The current zoning of the Ramada Inn Property for regional retail is an
appropriate use.
2. The need for additional student housing is questionable.
3. TA. MU student population has been stabilized and the University's goal is
to increase the Professor/Student ratio not student population.
4. Numerous new apartment complexes and off.campus dormitories have •
been built in Bryan and College Station in the past'few.years while A&M
enrollment has remained static. r.
5. Plaza Hotel and Holiday Inn Bryan are two examples.of failed •
conversions of hotels to dormitory space. `
B. Protect the character and the established pattern of desirable development;in'each area;
Our Comments• - • •
The established character(Residential Single Family R-1 Zone) established in
the late 1950 will not be protected by planned forcing of large amounts of traffic
through the neighborhood.
This residential neighborhood has provided a tax base for over 50 years.
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C. Prevent or'minimize.land-use incompatibilities and conflicts among.•different land
uses; •
Our Comments
Re-zoning of this tract creates a conflict among the different land uses Without
major changes to traffic patterns on Texas Ave and George Bush Drive, high
density housing will create an unsafe residential neighborhood and unsafe, •.
access to George Bush Drive and Texas Ave. Traffic and safety issues are part
of the review criteria for.new construction. .
D. Establish a process that effectively and fairly applies the regulations and standards of
this UDO and respects the rights of property owners and the interests of citizens; and
Our Comments
Established residential neighborhoods should not be sacrificed for"boom time"
commercial development. This neighborhood was established early in the City of
College Station history and provides its residents (TAMU faculty, staff and retired
faculty.and staff,. students an‘i other individuals) short commutes to TAMU and
other serviees..This is clearly within:.the goal to reduce transit distances.
The rights of these existing property,owners and many long terns residents
appearto be protected by the Ordinance. •
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Article 3,,Development Review Procedures E Review Criteria .
The Administrator and Planning and Zoning Commission shall recommend approval and
the City Council may approve a Concept Plan if it finds that the Plan meets the following
criteria:-
1.
riteria:1. The proposal will constitute'an environment of sustained stability and will be in
harmony with the character of the surrounding area;.
Our Comments -
The proposed zone change will constitute a disruption to the surrounding area.
Forced traffic flow through the neighborhood will result in deterioration of the
neighborhood making it unsuitable for single family residential use. Based on the
Cgnaept Plan and the City Traffic Engineers estimate of trips per day an
additional 5 cars per minute on our•residential streets for 12 hours each day.
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3;The proposal is compatible with existing or permitted uses on abutting sites and will
not adversely affect adjacent development; .
'-Our Comments - ••
1. The proposal is not compatible with existing abutting sites. High density
student housing will utilize the residential streets for most of their
movement to and from the complex as well as their visiting friends.
2. Parking for all of the students will be located on a residential street and
access to Texas Avenue is reduced in their plan from two separate areas
to one. . 0
3. By contrast the Hotel guests use Texas Ave almost exclusively because
they are not familiar with the short cuts through the neighborhood
6. The development will;not be detrimental to the public health, safety, welfare;or
materially injurious to properties or improvements in the vicinity; and • .
Our Comments .
1. The heavy traffic on George Bush and Texas Ave including raised center
medians, and no turn lanes have "traffic bound"this neighborhood.
2. The Redmond Terrace Shopping Center traffic is already passing through
the neighborhood to go west on G. Bush and north on Texas Ave.
3. Dormitory Housing traffic would also be forced into the neighborhood.
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.Per Ordinance No. 2981 (May 24,
2007) •
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Our Comments
The safety and convenience.of pedestrian circulation and vehicle traffic out of the
neighborhood has already been compromised. Addition traffic generated by this
proposal Would be unsafe and un-reasonable.
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City of College Station Published
Land Use Goals and Objectives
Regional Retail
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.
Goal #3 College Station should continue to protect,
Preserve and enhance existing and future neighborhoods .
Goal •#5. .-College Station should provide' for the safe
movement of pedestrians and bicyclists within' College
Station. ,
This neighborhood is shownas a future bicycle route. The traffic generated by
this high density housing would not allow a bike route on the narrow streets.
Neighborhood traffic and dorm pedestrians would be in danger walking on the
street since there is no side walk in this area except in front of the Redmond
Terrace Apartments.
Conclusion
1. The rezoning of this tract of land will cause significant harm to the
neighborhood specifically from increased traffic.
a. The neighborhood has narrow streets.
b. Access to major arteries is already difficult because of the high
volume of traffic on George Bush and Texas Ave.
c. Traffic on these streets during peak hours does not pause with the
traffic lights because they are fed by right'hand turns from
Anderson,and George Bush. •
d. The redevelopment of Redmond Terrace Shopping Center and
traffic medians on Bush and Texas Ave.force shopping traffic into
the neighborhood.
e. Traffic from high density housing(dormitory) Would,be forced
through the neighborhood by design and by traffic speed and
density on Texas Ave. V
f. Hotel traffic is light in comparison to.student traffic: (Hotel .75
cars per room x 60% occupancy- in at night out in the morning).
2. Zone change does not follow the Comprehensive Plan
a. Does not protect existing neighborhoods.
b. Does not protect neighborhoods from•being•impacted by retailer's
• traffic. .
c. Restricts emergency vehicle access.
d. Does not provide convenient traffic control
3. Track record for conversion of hotels-to-dorms is poor in College Station.
a.. Stable student population at Texas A&M.
b. Significant apartment and off-campus dorm.construction has
occurred in the last few years.
c. Success of this hotel-to-dorm conversion is not assured and may
harm other student housing projects in the City.
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