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BrazosLand
REALTY
RESIDENTIAL
S. Texas
RURAL
RECEIVED DEe , 3 -
November 23, 1994
City Council Member
College Station, Tex.as
Re: A.genda. Item 5, tabled 11-10-94, Rezoning request, 20.24 acres,
Applicant - Mark Carrabba
Dear Council Member:
I am writing on behalf of the applicant/owner, Mark Carrabba.
I apologize for not being able to attend your last meeting and I
will try to address your concerns as I understand them.
It appears, in reviewing the minutes of the meeting and visiting
with staff, that certain members had concerns about the requested
R-2 duplex request and perhaps would prefer a R-3 zoning. A brief
history in relation t.o the proposit.ion is that Mr. Carrabba, has
owned the land .since 1982. He has tried unsuccessfully to market
the tract during the past 10 years as one parcel. However, due
to poor market conditions and the Dartmouth extension requirement,
few pot.ential buyers were interested. In an effort to market to
specific user groups, the tract has been reconfigured as shown on
tl].e attached site plan and thus the request for the rezone effort.
After reviewing the Dartmouth extension requirement and to comply
with the current land use plan,. it became apparent that the tract's
usage was indicated to be that shown on the site plan enclosed.
The request for the R-2 de.signation is being s.ought because it
complies with the current land use plan and is the only viable
marketable alternative for the property to remain consistent with
the low density requirement. The owner considered the R-3
townhouse concept, but rejected it for two reasons. The first was
that with the configuration of the tract, combined with spacial
constraints and the R-3 access requirements, precluded lot
development for such a project. Additionally, there is no demand
for townhouse lots as evidenced by the fact that there were 84
townhouse lots for sale across Southwest Parkway from 1987 to 1992.
The developer associated wi th that proj ect "Eastmart" replatted the
majority of the lots for duplexes and sold them within twelve
months. The remaining fifteen townhouse lots not replatted and
rezoned R-3 are currently still on the market and not sold.
{
I noted that there was discussion that perhaps a townhouse project
would attract a larger percentage of owner occupied units than that
of a duplex proj ect. In reviewing the adj acent Crosstimber
townhome project, I found that 5 units out of the total 48 are in
fact occupied by the owner. This equates. to 11% which is similar
to the 15% average found for two condo projects located in the same
subject neighborhood.
I agree with the council consensus about the visual appearance of
rental property. However, the basic difference between the R-2
zoning and R-3 zoning is that of density. A 75' wide duplex lot
typically equates to four bedroqms with four cars. Three 25' wide
townhouse lots typically equates to 6 bedrooms with six cars.
Recognizing that the subj ect tract is located in a predominate
student rental area., I would like to point out as shown on the
plat, that the subject development has only one access point and
that all parking is restricted to the center of the project. This
combined with the required streetscaping on Southwest Parkway and
Dartmouth should help mitigate the parking lot appearance
associated with many duplex projects.
The owner, Mr. Carrabba, and myself, thank you for your
consideration of the letter and we will be at your next council
meeting to answer any questions associated with the zoning request.
However ,if you should have any questions about this letter, please
feel free to call me prior to the meeting.
cc: Mark Carrabba
City Planning Staff
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i..... REQUEST FOR LEGAL' AS SIS TAN CE
~esearch 0
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REQUEST FOR ASSISTANCE SUBMItTED BY: ',. ' Advice 0
DATE: 10 - l-qL(
Ordinance
Writing
DIRECTOR APPROVAL:
EXECUTIVE.MEMBER APPROVAL:
Contract
Writing 0
Property
AcquisitionD
Litigation!
Potential
Litigation 0
EXPLANATIONOFF~~ dO.J& ~ ~
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EXPLANATION OF ISSUES:
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QUESTIONS REGARDING THE ISSUES:
0!-A:
STAFF GOAL ON THIS REQUEST:
SUPPORTING DOCUMENTATION:
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CITY OF COLLEGE STATION
L~GAL DEPARTMENT
POST OFFICE BOX 9960 1101 TEXAS AVENUE
COLLEGE STATION, TEXAS 71842-9960
(409) 764-3507
MEMORANDUM
TO:
FROM:
RE:
DATE:
Natalie Thomas, Planning Technician
Roxanne Nemcik, Senior Assistant City Attorney
Rezoning Ordinance - Dartmouth & Southwest Parkway
~
October 20, 1994
As requested, please find attached the rezoning ordinance for the 20.236 acres at the
intersection of Dartmouth and Southwest Parkway. The Applicant is Southwest
Parkway Joint Venture.
If we can be of further assistance, please advise.
RN:jls
Attachment
cc: Tom Brymer
Elrey Ash
A
jslclrezone/natalie
RECEIVED 0 CT 2 1 1991t
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TO:
FROM:
RE:
DATE:
MEMORAN,DUM
f]J~Lff .'~dLJ
Cathy Locke, City Attorney
~d;?L:)vv.. 610. cR3 u.. t!2LfI OA-
10 X/If /ti1
II.
We will provide you with the legal support you requested as soon as possible. Please
understand that there are numerous competing needs.
CLdi
cc:
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10/07/94
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AGENDA ITEM COVER SHEET
REGULAR AGENDA
STATUTORY AGENDA
_CONSENT AGENDA
ITEM SUBMITTED BY: Sabine Kuenzel, Staff Planner
FQR COUNCIL MEETING OF: 1I.IQ.94 . . A . /'J ()
DIRECTORAPPRQVAL: ~l /cJ,. ~
EXECUTIVE TEAM MEMBER APPROVAL:
ITEM: Public hearing and consideration of a rezoning of 20.24 acres along the south side of
Southwest Parkway on both sides of the planned Dartmouth extension from R-l Single Family to R-
2 Duplex, R-5 ApartmentslMedium Density, and C-N Neighborhood Commercial. Application is in
the name of Mark Carrabba,
ITEM SUMMARY: The applicant has submitted a request that matches the Land Use Plan that
was approved two years ago with the 2818 Extension Study. That plan shows Dartmouth extending
through the property with .lowdensity residential on the east between the future Dartmouth and the
R-3 development and with medium density residential on the west The study also recommended
some limited commercial on the southwest corner to serve the immediate area, All development
policies relative to zoning district adjacencies are met with the plan and with this request
STAFF RECOMMENDATIONS: The Planning and Zoning Commission recommended approval
by a vote of 5-0.
FINANCIAL SUMMARY: A fiscal impact analysis was run on several different build-out scenarios
for the 2818 area, The final land use plan that was adopted for the area bounded by Highway 6,
Texas Avenue, and Southwest Parkway showed a positive net revenue at full build out of this area,
CITY ATTORNEYRECOMMENDA TIONS: No concerns expressed,
COUNCIL ACTION DESIRED: Approval or denial of request
SUPPORTING MA TERIALS:
1. Area map
2. Staff report
3. Application
4. P&Z minutes
5, Ordinance
!
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AGENDA ITEM COVER SHEET
_REGULAR AGENDA
_STATUTORY AGENDA
CONSENT AGENDA
ITEM SUBMITTED BY: Sabine Kuenzel, Senior Planner
FOR COUNCIL MEETING OF: December 8, 1994
DIRECTOR APPROVAL:
EXECUTIVE TEAM MEMBER APPROVAL:
ITEM: Reconsideration of a rezoning of 20.24 acres along the south side of Southwest Parkway
on both sides of the planned Dartmouth extension from R-1 Single Family to R-2 Duplex, R-5
ApartmentslMedium Density, and C-N Neighborhood Commercial. Application is in the name of
Mark Carrabba, (94-121) This item was tabled at the meeting of the City Council that took place
on November 10, 1994,
ITEM SUMMARY: The applicant has submitted a request that matches the Land Use Plan that
was approved two years ago with the 2818 Extension Study, That plan shows Dartmouth
extending through the property with low density residential on the east between the future
Dartmouth and the R-3 development and with medium density residential on the west. The study
also recommended some limited commercial on the southwest corner to serve the immediate area,
All development policies relative to zoning district adjacencies are met with the plan and with this
request
At the last meeting of the Council, this item was tabled in an effort to give the applicant an
opportunity to speak. Specifically, the discussion of the rezoning centered on the R-2 Duplex -
portion of the request The applicant plans to be present at this next meeting and to address
issues of design and aesthetics,
It is difficult from a legal perspective to place conditions on a particular rezoning case, The most
effective way to control design would be to amend the development controls of a zoning district
At the last meeting of the City Council, the Streetscape regulations were adopted, All duplex
developments now must screen parking, and some discretion can now be exercised in' requiring
street trees along the perimeter of subdivisions. Therefore, although this rezoning cannot be
conditioned on street tree plantings along the Dartmouth extension, it is possible for Council to
give staff direction to require street trees at the platting stage,
STAFF RECOMMENDATIONS: The Planning and Zoning Commission recommended
approval by a vote of 5-0.
- .....,,.......... .... ~ .0.....""
FINANCIAL SUMMARY: A fiscal impact analysis was run on several different build-out
scenarios for the 2818 area. The final land use plan that was adopted for the area bounded by
Highway 6,. Texas Avenue, and Southwest Parkway showed a positive net revenue at full build
out of this area.
CITY ATTORNEY RECOMMENDATIONS: No concerns expressed.
COUNCIL ACTION DESIRED: Approval or denial of request Direction regarding street
trees for future platting processes.
SUPPORTING MATERIALS:
1. Area map
2. Staffreport
3. Application
4. P&Zminutes
5. Council minutes
6. Ordinance
7. Letter in opposition from John Honea
8. Letter from Hank McQuaid for applicant
Printed by Jane Kee
5/19/95
8:28am
q'~-\ 6--\
-~~--------~-~----------------~---------------------------------------------
From: Pete Shively
To: Jane Kee
Subject: Dartmouth extension
----------------------------------------------------------------------------
===NOTE===============5j18j95==5:05pm=======================================
CC: Jan Schwartz
. . . -. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .- . .
Ok, and pursuant to our discussion this a.m. regarding the R-3 tract that
lies between the Carraba tract and Krenek Tap road, this is what I've
figured out so far.
First, Mr. Honea's memory is, in some respects, correct. He did give us
some land for the Dartmouth ROW iri this area. However, what he gave us is
just a small corner, 134 sq. feet. for where the curb cut will cut through
the corner of his property. The easement document was executed on June 11,
1987, not in the early 80's, and it is filed of record at vol. 978, page 129
of the official records. I, eventually, found a copy of the recorded
easement in the Honea file. I assume that Jan has filed the original with
the other original documents. (Please note that there are many incorrect
drawings of this curve. The incorrect ones show a 10 foot "wing" off of
Krenek Tap, the land actually acquired does not include this wing. I've been
able to locate only one accurate drawing--and it is in one of the 2 Parker
files) .
The rest of the property needed for the extension of Dartmouth through this
area is on the Parker tract. As stated in your e-mail, Parker acquired the
property from Behling and Adams in 1982 (deed recorded at Vol. 526, page 609
of the Official records). After that, I see where the City "attempted" to
acquire it from Mr. Parker. Lowell Denton, the City Attorney, first wrote
to Parker in December of 1983 requesting that he sign a "Street Easement"
form. A legal description of the requested 1.4 acres prepared by David Mayo
was attached. Mr. Denton wrote Mr. Parker again in February 1984 and again
enclosed a draft easernent. There is also an unsigned "original" (on bond
paper) typed copy of the easement in the files with 1984 dates on them.
Please note that this easement, was set up for 2 separate tracts of which
only one is the onebeingdi.scussed here: the 1.39 or 1.4 acres out of the
8.97 acre tract, denominate<das exhibit A on the 1984 easement document.
The next thing in the file is a 1987 letter from Cathy to the title company
that did the 1983-84 work requesting that they provide the City with updates
on both Parker tracts (this included then the 1.4 acres, denominated as GF
no. 5210 in Cathy's letter). Finally, there is an undated appraisal
prepared by James A. Mead; Associates in the file. This appraisal values
the ROW at $91,476.00 and concludes that the extension "would not enhance
this property."
.Tomorrow, I will either contact the successor title company to see if they
can run an update on the tract, or I will do it myself at the courthouse.
However, and unless the easement document was signed, filed, and then put in
some other file, it would appear that the City does not have title to this
ROW area.
Next question is who does?
property after Parker died.
You stated in your e-mail that the RTC took the
Where did you get this info?
-----------------------------------------------------------------------------
Page: 1
qt./ -{;l J
From:
To:
Date:
Subject:
Shirley Volk
JDUNN, SHOMEYER, SKUENZEL, KLAZA, VMORGAN, NTHOMAS
10710795 2:05pm
c-n TRACT ON CARRABA TRACT (S.SIDE SWPKWY)
Jane spoke with Hank McQuaide today and told him that we would let him final
plat the C-N tract and build only that portion of Dartmouth, but (as I
understand it) plans for Dartmouth thru the whole tract would have to be
turned in and approved. (Jane, if that's erroneous info, feel free to correct
it!) She said we would not allow someone to built most of a street and leave
out a very small portion, but this is the opposite case, and would be
acceptable. This is for your info in case you become the contact person for
this case when it comes in.
cc:
JKEE, JCALLAWAY
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Printed by shirley Volk
12/05/94
3:23pm
.
From: Natalie Thomas
To: Shirley Volk
Subject: FYI
===NOTE===============12jOlj94==9:40am=
I talked to Tim Schap an architect out
of Ohio about the duplex and apartment
development at Dartmouth and Southwest
Parkway (the Mike Hester project). He
requested a Z.O., Sub. Regs, etc. for
the project. I sent him a packet of
information at:
Cole & Russell Architects
2368 Victory Parkway Suite 200
Cincinnati, OH 45206
Thanks.
--------------------------------------- 1
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Page: 1
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