HomeMy WebLinkAboutApplicationCITY OF COLLEGE STATION
Planning cr Development Services
FOR OFFICE, USE ONLY
Case No. /� l Li n
Date Submitted I / =, — oT
COMPREHENSIVE PLAN AMENDMENT APPLICATION
(Check all applicable) X Land Use Amendment ❑ Thoroughfare Amendment
• alignment / location
• classification
The tonowlnp Items must ne submittea ov t esta Diis nea aeaaiine aates Tor conslaeratlon:
o`• $850 application and review fee
• Two (2) copies of a fully dimensioned map on 24" X 36" paper showing:
Z Land affected;
. Present zoninwproperty and zo ning classification of all abutting p roperties;
Current land use plan classification and proposed land use plan changes;
Current land use classification of all abutting property;
Current and proposed thoroughfare alignments
• General location and address of property;
❑ vtotal acres of property; and
❑&/A'll applicable Comprehensive Plan Amendment Request form(s) completed in full.
The following inform ion must be completed before an application is accepted for review.
C kK A J '5 -16 -14
APPLICANT INFORMATION:
(if different from owner, a complete affidavit shall be required)
Name: Oscar Parulian
E -mail: oscar @united - rico.com
Address: 717B University Drive, College Station, TX 77840
Phone Number: 979/260 -1200
PROPERTY OWNER'S INFORMATION:
Name: Oscar Parnlian
E -mail: oscar @united- rico.com
Address: 717B University Drive, College Station, TX 77840
Phone Number: 979/260 -1200
COMPREHENSIVE PLAN AMENDMENT REQUEST FORM
This request involves approximately 12.92 acres of land located at 3031 Texas Avenue South.
The property is bounded by vacant property to the north, Pleasant Forest's open space on the
east, the back yards of the homes along Mile Drive to the south and the right -of -way of Texas
Avenue to the west. The subject tract currently contains a small nonconforming manufactured
home park.
Current Land Use Plan designation: Single - Family Residential — Medium Density (3 -6 DU
per acre)
Requested Land Use Plan designation: Regional Retail
Explain the reason for this Land Use Plan amendment:
The adjacent homes along Mile Drive (Bernadine Estates) were developed outside of the city
limits in 1968 when the area was considered a great distance from the central commercial area of
College Station. The single - family designation was placed on the property following its
annexation in 1969.
Pleasant Forest subdivision, to the east, was developed as a single - family enclave. Commercial
development was not viable on this tract as it had access only to the one -way Highway 6
Frontage Road and no visibility from Texas Avenue. However, if Pleasant Forest and Bernadine
Estates had not been developed, those tracts, along with the subject property, together, would be
ideal for a regional commercial development.
Retaining the single - family designation will force the underdevelopment of the subject tract into
small houses on small lots. One must logically question the long -term sustainability of such a
development in this location. Amending the land use plan in this area to Regional Retail - the
designation shown for the adjacent property to the north and the properties directly across Texas
Avenue facing this tract - will allow for the reasonable development of a tract along the one of
the city's major commercial corridors. Additional residential development in the immediate area
is inappropriate.
Identify what conditions have changed to warrant a change in the land use plan
designation:
The City approved requests for C -1 zoning for the properties adjacent to the subject tract to the
north and for the parcels across Texas Avenue. The commercial zoning and development along
Texas Avenue /SH 6 now stretches beyond Greens Prairie Road.
In recent years the city adopted significant code changes in order to address adjacency issues.
Among these changes are the Neighborhood Protection Standards and the Non - Residential
Architectural Standards. The latter requires a traffic impact analysis at the time of development
of a commercial site. The requirements in these sections of the UDO add greater protection to
surrounding neighborhoods than ever before and, in fact, can allow for a less rigid separation of
land uses than has been traditional in College Station.
Dartmouth Drive is to be extended across FM 2818, eventually intersecting Texas Avenue
through the tract immediately to the north of this property. This will create a large commercial
intersection within 500 feet of the property.
How does the requested land use designation further the goals and objectives of the City of
College Station Comprehensive Plan?
This request furthers several of the Land Use Goals and Objectives:
• Objective 1.2 - promote the use of vacant land in the existing sewer shed area where
infrastructure and services are readily available.
• Objective 1.3 — continue to avoid strip commercial development (shallow sites under 400
feet)
• Objective 2.2 - proposes higher land use intensities along major roadways
Explain why the requested land use designation is more appropriate than the existing
designation.
The property is located in close proximity to Wal -Mart, gas stations, self - storage, restaurants and
a number of other commercials uses. It shares frontage on one of the most highly trafficked
arterial roadways in Brazos County. The current growth rate will result in increasing demand for
commercial uses, especially those central to the city. These uses are best focused along
thoroughfares designed for the ever - increasing traffic flow, such as Texas Avenue. The depth of
the property (over 900 feet) allows for flexibility of design, adequate internal circulation and
parking and appropriate buffers. The second phase of the Texas Avenue widening project will
facilitate the increasing traffic flow by this site.
As detailed above, the UDO offers adequate safeguards for adjacent properties. In order to be
successful, commercial developments demand aesthetic considerations be incorporated into their
design. There is no reason to believe the demands of the future developer and the high standards
of the city's codes will not result in an attractive commercial development that is both a benefit
to the area and the tax base.
The applicant has prepped this a cation and certifies that the facts stated herein and exhibits
attached hereto are tAue and cDrrect.
6 ° 223- DS'
Date