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HomeMy WebLinkAbout07-00500134 9-C41\acAa (Di"S G6\ 691( �-114,u �-ipptr\ LAN Sir u- (o15 40(1610 6;q3 -11140 -oujair o Um v- - noop« . 41' ++ cJe .r 'l�2 �iv2s � sou�l-�s Best Ideas Under the Sun a A ►ive Plan Amendment 07-134) ‘ VV Sf--1 ri L 'JD Rezoning (07-130) � 1`""" � ,i) 0V6 Land Use Plan amendment and a on Texas � , 0,5\12A /eloped as the Ramada In�`� s \ �' ' f tn� ssue on the two agenda item k1Plan amendment would Land Use=loodplains & Streams designation O'-14- . '-\s/' A.< reens. ., \ACX \°) ecently submitted to FEMA for ,lli ,: 0-year floodplain on this While HHS., )sistent with the study• hat opV "de:sh staff comfortable with w S1�eBes'va\u ,. �1 ��`" preparation for amixed- aaap0 pPa o9NNm nation is in p p ment designation menu are Pa.aEsP°� ,,�,�ested Redevelop Generally, mixed-use develop ment on the prope1�y� ment or as use develop die on specific site areas shown as either Planned Development more appropriate in sise the Redevelopment on the Land Use ff Plan, spthat RedevelopmentPlan defines RComprehensive characteristics. In a this case, of how the Comp will experience sivePlan appropriate designation ed areas which redevelopment - "currently develop ment will result of increased land value• areas are redevelopment as a developments. Mixed-use redevelopment occur as mixed use Seto the University." projected for area ment in the area, Also, there has been recent commercial redin 2003. Culpe elo that was redeveloped as Texas including the Redmond Terrace shopping g er Plaza, located across Texas Avenue Crossing redeveloped as the Central Station shopping last center. is e proper being property to the south was cleared for future redevelopment center. Thep P year and is vacant at this time Both staff and the Precommend approval of ning & Zoning Commission n amendment. the Land Use Pla Slide 3 - Rezoning: The second item, the rezoning request, is from C-1 General Commercial to P-MUD Planned Mixed-Use for the majority of the property. The applicant is also proposing to rezone a small portion of the property to A-O Agricultural-Open - this is the portion that will still be designated as floodplain with the LOMR. The proposed redevelopment is a mixed-use project that may include retail, restaurants, office and residential attached housing (that could include both dormitories and multi-family uses). Staff recommends approval of the rezoning with the condition on the concept plan that the entire ground floor is commercial uses - I will discuss this more in a moment. The Planning & Zoning Commission unanimously recommended denial of the rezoning request because they have concerns with the economic impacts of a project like this, as well as traffic impacts on the neighborhood - which will also be discussed in more detail in a few minutes. 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 with this recommendation 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. In order to orient you, (Pics of existing hotel tower and lobby area) Slide 4 - Concept Plan: Again, the concept plan was submitted and 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...this height was determined using the UDO's height limitations from adjacent single-family properties. 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 for the multi-family portion of the project 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 also 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. 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) In addition to the items shown on the concept plan, the applicant has also proposed a private shuttle system that would provide service to Texas A&M - in an effort to reduce the traffic generated from the site. Modifications - Included in your packet is a document that includes supporting information for the P-MUD zoning - this 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 requested is 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 that the applicant has requested waivers on - detention, buffers and height, do not require waivers as proposed, they are permitted. 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. - You should have received a letter from this individual with signatures from other residents of the area with your Council packets. 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. The development team has proposed several alternatives that Ken Fogle, our Transportation Planner will discuss in a moment. This request is, however, 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. Again, the Planning & Zoning Commission had concerns with potential economic impacts and traffic impacts from this development. Since the P&Z meeting, Staff has facilitated a meeting between the development team and several residents of the adjacent neighborhood to discuss traffic concerns. - and Ken will walk you through the options presented by the developer at that meeting. Additionally, David Gwin, the City's Economic Development Director is here to discuss the possible economic impacts. I am going to pass this off to Ken and David, and after that, we will all be available to answer any questions that you have of staff. - F`l 1 Texas AdM \ -t-$ Agenda Items # 1 It 2 �-,.„; ° „ / ;•\\ 4;t4,,,, ''''''',,-•,-.1'„,,i,'..:, Comprehensive Plan Amendment (/ ,,// ) J D R" z r Et Rezoning for ,' 1502 Texas Avenue South N h /fd /,/,,,, Tcxas ABM \ , �, , �,+ �5' RDD 'S ,:=4":'''''''' 'a' a'" ti .n' .$ # OVERLAY C.1 3 R,s c v cAR 0 Existing Proposed ti t ii ^ 3 qb�+°" `phi, xrv�m�' .-i t'_ a v � � �� r FS.x.. A �,� ', �' .,„mak. a Ls9 a� kk_ Existing Ramada tower to remain Existing Ramada building to be removed rt 1 4 � ie *� (Taken'a t os� ;1, .:,: ik .,.krsr�E*' a s ,.. f0b^.nwu g RedmondDdricvloesure, t „aSrytrnetetrsection)(Taken from +.4':11.;:i:' 1.'1..'1'11':":”' s - ,f,. T :,k ^`r^ a+ ' m'i m 11'4:!‘ mill Street (Taken from Texas Avenue intersection) ,' , - a. Oxy " ` Rosemary (Taken from George Bush Drive intersection) 3 . r 1.• .-,..''.:.':" - ''' N's'N., '' • •,----4,‘ / •NN /,.. ,,,,. • / /• ,,,N. A " .q.,,,..-4>c,- ,N.t . • ,/ s - --- —7_, ..L.,,-4•4' ,_ 1-"7- ---,--1-0 i.— '.-,'----. — , y- .si ., , , A./.72,--„, • /,,,,„ , --,.._ ,,,,,,, .....;-r, / //). „..„..., ‘.\-•,, L /---lv . • _ ''' ..a. I - f:':-/1$4.. - gi; \1\- -ht..-•-tiv4YOkttAr-e--- --''' '''' - ' / ...-,, ...- ' 1 ,-,ciw,„--4, ,,,tia.,--;-_,,*:-.... • ..., kr / 111:t N.,/ ,,itr.,_44, - , :•-z, — / N :,------,-----' ,, ,.,,' 11 ; 1' ? e • ., • , .. f'-. '.::1';,Neit rs,' ' 4., .., VP' '/• ,440,1:::„ tz--7,e'l ,,,,,, .<,-,;,-•,,,l- ,•• <\, '' ,,,,,--.,.' ,-,7',(4,--,i'7,\-*•,:)4.:,-'7'--- ",,,,,',I, '..".• " .,-,\ ir /. 4, A/ ‘i ,, ' /: °Zi ,,,,,C'.-----;,- e, , ,,, . ,L.,-, _, ,,.. 4 N / 7 - '4.-.4.-(....-,,,,,,„,„,.,,-,---„ , - i , ••„ 4..... ••,, .„.. f L4•' ••,,-, „.. -,, 4. A--,-.-- y///' 44...........- 4-7 , Option Op "A" (144(' :"......L.4ef... e:i &rAA't-((closure of RedmondDrive) (closure oTedminre&pattvs closure of milliff) i . s w, .. 2 .., _ , Regular Agee cilk o ? C(C, t-t 7 W( . Pia i woov,--u • t7) Al-S1S_ � �� naai \Q ' .i oci.ASJ a ,rw f6 C}I'lli° <>\ :bnt ? 04ittik Plan 0A01A Iona] _y_. ___\_._IfrD %MA r ` Ocfrix lea-w.ar - - ---�------- for t ctr 5' located at 1502 Texas Avenue South. Case #07-00500134 (JP) garrul 1",(4Zps: — CA-Dm0n - f\-e)i-q100-1-hooc otooitiii . rwri\s-vac oorvit-e&\ -F-rm sAikciLi - Ned ku iaioU ‘,-r-- -:- - -Vt-riluv shal3 , 'Te;ob Sancte5. - 14e coil bGTh eick prck-ec-Al Clr .T(-0--C-P-1C_ $46 1--\0445M6-112"1 -Toff] c. ,--1-) A-ve cross( . NI)i r\--r 1 n---osec ti un MtV% Clo5Ure, Ctun he 0)s-i- 0011Q-e-dfiloM al-a mit 1 ii-r c 1 o ed. CX0rn - Opc\-1 Gi1 FD ( sk-rip Oat' no bcurn -cfs) . .N4-e-ec( i-D cfN I > rNbcyd--e prog• -4 AZ ( apprblicd 02- .1 30,-, miN GI) -ex.\----eAri6 mass on . NuJaT posskiitc6j -----0-. .a \ceNt olota , bus ) 1-1' 'cf- '` 1 --'- 6--"7-t- A:Ai2- • VQ.e, . • of-rod ?-M OD ( ) 1°c') WI avriGi, bi- _ -CronOtylt "cb" - ttc.vtaukikV' LOC - 4u2,t 'ocs:%13" :ttuk-u4 Miumi`dac( - t3y 0Q-k-t.Gyk tr E(P -1734VC6W- k)3CUILVe A:1) c'hy\ko\df_0( utAaucti U-Tivnuirc,(ct9 . a thilm- litAmolftcor H-0) vywhon., o,s oskmu\6.41 *0 (I -0) MITCHELL FIVIM 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 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 511 UNIVERSITY DRIVE EAST,SUITE 204• COLLEGE STATION,TX 77840• T 979 260.6963• F 979.260.3564 g • 0 a.A'Y\ CML ENGINEERING • HYDRAULICS • HYDROLO e1• UTILITIES• STREETS • SITE PLANS • SUBDIVISIONS info@mltchellandmorgan.corn • www.mltchellandmorgan.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: 62 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. s• 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. 63 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 64 ❖ 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 lerely, 1 le ' i itta 1 , . ,______,. / ) Veronica J.B. or n R,,E. v g Managing Partner Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file 65 MITCHELL 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: 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 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 determine the effects of the 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. Therefore, the land use of Floodplain & Streams is no longer applicable on the property. 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. The rationale to retain the designation of Floodplain & Streams on this small corner would be to restrict the area from development, thus reserving the use of it for drainage purposes. Because it is already encumbered with a 45 foot drainage easement, there is no reason to designate it on the amended plan as Floodplain & Streams. 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: 0 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. 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. ❖ 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 are 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. erely, 1t 1 ,( Veronica J.B. forga P. . Managing Partner Cc: Paul Thrower, Megaclose, USA Tom Keenan, TCK Realty Corp. Jerry Tipps, RS&J, Inc. Chuck Ellison, Ellison Law file MITCHELL MM MORGAN June 4, 2007 Jennifer Prochazka (l° City of College Station O- -/(k Planning & Development Services lQ� PO Box 9960 College Station, TX 77840 Re: Texas Ave Mixed Use Dear Jennifer. Attached please find the Comprehensive Plan Amendment and the Rezoning Phase for the above project. Comprehensive Plan Amendment • Application • (2) 11 x 17 Comprehensive Plan Amendment Drawings • Request Letter • (2) 11x17 Parking Garage Location Map Rezoning • Application • Rezoning Request Letter • Fee • (2) 24x36 PDD Concept Plans • (2) 1 1x17 PDD Color Concept Plans • (2)24x36 Rezoning Map • Metes and Bound Description Prase let us know if you have any questions. Sin ely, � ; 444 Veronica J.B or!..l , .E., C.F.M. Managing Partner Cc: Paul Thrower,Megaclose,USA Tom Keenan,TCK Realty Corp. Jerry Tipps,RS&J,Inc. Chuck Ellison,Ellison Law 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 Ccr 1. l." MITCHELL MN' MORGAN Bridgette George City of College Station May 24, 2007 Development Services 1101 Texas Ave S. College Station, Texas 77840 RE:PAC—May 30th Ramada/Redmond Drive Properties Dear Bridgette, We are interested in redeveloping several tracts of land in College Station, located in/around the area of Texas Avenue and Redmond Drive. We currently have a Pre- Application Conference scheduled for May 30, 2007 at 1pm for these properties. Because of an extremely short due diligence time period in the property purchase contracts we need to have a very productive PAC meeting on May 30, 2007. Based upon past experiences with PAC meetings, we believe that the only way to accomplish this is to give staff very detailed questions that must be answered at the May 30th meeting. By submitting these questions in writing, well prior to the meeting, we are trying to give staff as much time as possible to discuss these questions with as many departments as necessary. Our due diligence period ends on the 27th of July and my client is NOT willing to close on the property on the 27th of July if he is not sure of the answers to the following questions and if the rezonings as discussed below are not approved by P&Z and City Council. We are looking at the acquisition of the Meridian Apartments and the Ramada Inn property. Our first phase of this development is to redevelop the high rise hotel building on the Ramada property as a private dormitory. Our second phase is to raze the lobby building of the Ramada Inn and redevelop it as a mixed use structure with retail on the ground floor and a multi-storied student housing above the retail. In order to do this we realize that we need to rezone the 3.956 acre Ramada tract from C-1 to P-MUD. Subsequent and/or concurrent phases will be to add a parking structure, add additional units on the currently vacant property and remodel the existing Meridian Phase I and Phase III. To further this project we have the following questions that we feel are vital to the redevelopment of this property. 1. Would staff support the rezoning of Lots 18, 19 and 20,Block 4 of the Redmond Terrace First Installment Subdivision from its current C-1 and R-1 to R-4? (46,1 511 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 2. Would staff support the rezoning of the Ramada 3.956 acre tract from C-1 to P- MUD? 3. Will we be required to submit a Comprehensive Plan Amendment to accomplish the above rezonings? 4. If the answer to#3 is yes, will staff support a Comp Plan amendment that changes the Floodplain & Streams designation on the property to Residential Attached? We believe this is the only way to accomplish the R-4 rezoning on Lots 18, 19 and 20, Block 4 previously requested. 5. If we must submit a Comprehensive Plan amendment can we do that concurrently with the rezoning cases? 6. There was a study completed by HDR engineering in which the City was looking at redevelopment of the creek behind the Meridian Phase II and Phase III. Is the City still considering any of these improvements? 7. Is the City looking at acquiring any of the creek for any future hike/bike project, greenway project or other creek acquisition or drainage project? 8. Given the City goals to increase student housing density around the TAMU campus we will be utilizing the maximum density that we can achieve on the property. We realize that in developing to this density we will likely need to construct a parking structure. The only location that we have to develop a parking structure will be on the currently vacant tract across Redmond Drive from the Meridian Phase I project. Will staff support development on the vacant property of a parking structure and additional multi-family units? (We will stay completely out of the floodway with all of this development.) 9. If the parking structure is located on this vacant tract can it still be counted as parking for the two structures on the Ramada tract. (i.e. is it close enough (distance) to count as the required parking)? We realize that there will be other standard PAC meeting items that we will need to discuss, i.e. fire, electrical, planning, drainage, platting,parkland dedication but the above questions stood out as critical questions that could break the deal. Based upon the results of the PAC meeting we will be submitting a rezoning application and Comprehensive Plan amendment on the June 4th deadline to meet the July 5th and July 26th Council dates. T i you very much for your help in resolving these issues. Si ,i;erely, I I f Aril l Veronica J.B. , or n, P.E. Managing Partner Cc: file Tom Keenan, TCK Realty Corp Paul Thrower Jerry Tipps, AIA, RS&H