HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jennifer Prochazka, AICP, Sr. Planner Report Date: June 27, 2007
Email: jprochazka@cstx.gov Meeting Date: July 5, 2007
Project Number: 07-00500130
Item: Public hearing, presentation, possible action, and discussion on a rezoning from C-1
General Commercial to P-MUD Planned Mixed Use District and A-O Agricultural Open for 3.956
acres located at 1502 Texas Avenue South.
Applicant: Veronica Morgan, P.E., Mitchell & Morgan, LLP, agent for Bright Light Corporation,
property owner
Staff Recommendation - Rezoning: The applicant has requested that the Land Use Plan be
amended to re-designate this property from Regional Retail and Floodplains & Streams to
Redevelopment. That request will be considered at the July 26, 2007 City Council meeting.
The Federal Emergency Management Agency (FEMA) is reviewing a recently submitted Letter
Of Map Revision (LOMR) that may alter the location of the 100-year floodplain on this and
adjacent properties. At such time that the LOMR is approved by FEMA and the Land Use Plan
is amended to reflect Redevelopment on the subject property, staff will recommend approval of
the Planned Mixed-Use District (P-MUD) rezoning request on this tract.
Staff Recommendation - Concept Plan: Staff recommends approval of the Concept Plan with
the condition that the ground floor of all structures on site be developed solely for commercial
use.
Item Summary: The applicant has requested a P-MUD zoning in order to redevelop the
property as a mixed-use development that will include ground floor retail, restaurants, office and
residential attached housing (including both dormitories and multi-family uses), although, any of
the uses included in the P-MUD zoning district would be permitted. The applicant is also
proposing to rezone the property that is anticipated to remain 100-year floodplain with the
LOMR approval to A-O Agricultural Open.
P-MUD zoning requires that both residential and non-residential land uses constitute at least
20% of the overall land uses in the mixed-use development. The remaining 60% may be any
combination of residential or non-residential land uses. With the proposed 37,000 square feet
of retail, the residential component cannot exceed 148,000 square feet to ensure an adequate
mixing of uses. The exact area of each use will be reviewed and evaluated with the site plan
and building permit applications.
The property to the north, across Milliff Street, is zoned C-1 General Commercial and is
developed as the Texas Avenue Crossing shopping center. The property to the east, across
Texas Avenue, is zoned C-1 General Commercial and RDD Redevelopment District and is
redeveloping as the Central Station shopping center. The property to the south is vacant and
zoned C-1 General Commercial. The Meridian Apartments, zoned R-6 Multi-Family High
Density, and two single-family homes, zoned R-1 Single-Family Residential, area located to the
west.
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 to the west.
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As a requirement of the of the P-MUD zoning request, the applicant has submitted a Purpose
and Intent Statement for the proposed zoning, as well as a Concept Plan.
Purpose and Intent Statement: "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."
Concept Plan: The Concept Plan is intended to be more conceptual in nature and has not been
reviewed for overall site plan compliance. The applicant has not requested any modifications to
our standards.
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 will contain ground floor
commercial and 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.
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.
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.
Bike trails are proposed on site that may connect to a future hike and bike system.
The Unified Development Ordinances provides the following review criteria for PDD and P-MUD
Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in
harmony with the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the
Comprehensive Plan, and any subsequently adopted Plans, and will be
consistent with the intent and purpose of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites
and will not adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a
public street directly or via a court, walkway, public area, or area owned by a
homeowners association;
5. The development includes provision of adequate public improvements,
including, but not limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare,
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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.
Comprehensive Plan Considerations: The applicant has requested that the property be
designated as Redevelopment on the Land Use Plan. This request is scheduled to be heard by
the City Council on July 26, 2007. Texas Avenue is designated as a major arterial on the City's
Thoroughfare Plan and Milliff Street and Redmond Drive are considered local streets.
This request is consistent with the City's policy of locating student housing in close proximity to
Texas A&M University. Locating student housing close to the University reduces the demand
on transportation systems 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.
Item Background: The property was annexed into the City limits in 1956 and was included in
the Redmond Terrace — First Installment Plat in 1957. The property is zoned C-1 General
Commercial and was developed as a hotel many years ago.
The Redmond Terrace shopping center 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.
Related Advisory Board Recommendations: 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.
Commission Action Options: The Commission acts as a recommending body on the question
of rezoning, which will be ultimately decided by City Council. The Commission options are:
1. Recommend approval of rezoning as submitted;
2. Recommend approval of rezoning with specific site conditions;
3. Recommend denial;
4. Table indefinitely; or,
5. Defer action to a specified date.
NOTIFICATION:
Legal Notice Publication(s): The Eagle; 6-18-07 and 7-9-07
Advertised Commission Hearing Dates(s): 7-5-07
Advertised Council Hearing Dates: 7-26-07
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Number of Notices Mailed to Property Owners Within 200': 13
Response Received: I have received several inquiry phone calls and one call in
opposition. The individual that is opposed to the development cited concerns of
current traffic congestion and a concern of increased traffic through the adjacent
neighborhood.
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
3. Supporting Information
4. Copy of Rezoning Map (provided in packet)
5. Copy of Concept Plan (provided in packet)
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