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HomeMy WebLinkAboutApplication FOR OFFICE USE ONLY (Or#1114 CASE NO.: 1 - 93 DATE SUBMITTED: CITY OF COLLEGE STATION /h Planning e7 Development Services v l,"L D ZONING BOARD OF ADJUSTMENT APPLICATION l MINIMUM SUBMITTAL REQUIREMENTS: V $150 Filing Fee ti Application completed in full. IVA Additional materials may be required of the applicant such as site plans, elevation drawings, sign details and floor plans. The Zoning Official shall inform the applicant of any extra materials required. Date of Preapplication Conference: Wednesday, February 28, 2007 APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project): Name Natalie Ruiz, IPS Group— Planning Solutions Street Address 511 University Drive East, Suite 205 City College Station State Texas Zip Code 77840 E-Mail Address NatalieCa�ipsgroup.us Phone Number (979) 846-9259 Fax Number (979) 846-9259 PROPERTY OWNER'S INFORMATION: Name Bill Mather, Grid Commercial Real Estate Street Address 13430 Northwest Freeway, Suite 1000 City Houston State Texas Zip Code 77040 E-Mail Address billmna.gridre.com Phone Number (713) 705-4525 Fax Number (281) 966-1682 DEVELOPER'S INFORMATION: Name Mark Lindley, Asset Plus Corporation Street Address 5151 San Felipe, Suite 2050 City Houston State Texas Zip Code 77056 E-Mail Address mlindlev( assetpluscorp.com Phone Number (713) 782-5800 Fax Number (713) 268-5111 LOCATION OF PROPERTY: Address 410 Holleman Drive East Lot Reserve Block Subdivision Woodstock#1 Description if there is no Lot, Block and Subdivision Southwest corner of the intersection of Holleman Drive East and Dartmouth Drive. Action Requested: Setback Variance Current Zoning of Subject Property: WPC Wolf Pen Creek Applicable Ordinance Section: Section 7.1.H(2) General Provisions, Height Page 1 of 6 GENERAL VARIANCE REQUEST The following specific variation from the ordinance is requested: We are requesting a setback of 76' from the rear property line for a building that is 50' above the elevation of the rear property line which results in a 24' setback variance or a 12' height variance for the proposed parking garage. This variance is necessary due to the following special conditions: Special Condition Definition: To justify a variance, the difficulty must be due to unique circumstances involving the particular property. The unique circumstances must be related to a physical characteristic of the property itself, not to the owner's personal situation. This is because regardless of ownership, the variance will run with the land. Example: A creek bisecting a lot, a smaller buildable area than is seen on surrounding lots, specimen trees. Note: A cul-de-sac is a standard street layout in College Station. The shape of standard cul-de-sac lots are generally not special conditions. There are several special conditions in this case that all relate to widdling away the land itself or the ability to develop the property in accordance with the Wolf Pen Creek Master Plan. (1) Street right-of-way: The rights-of-way for Holleman and Dartmouth were exacted from this tract after it was originally platted, creating an odd-shaped, triangular piece of property. In addition, Manuel Drive is also being required to extend through this property to Dartmouth Drive cutting off the easternmost portion of the site and limiting the area's overall development potential. (2) Wolf Pen Creek Plan Changes: Initially, the Wolf Pen Creek (WPC) zoning district allowed multi-family developments as a permitted use. Through the most recent update of the plan, the City determined that not enough property within the district was developing as retail. In an effort to provide more retail opportunities within the district, multi-family developments were required to have retail uses on the first floor. As a result, this particular development was required 9,000 square feet of retail uses on the first floor. (3) Development Code Changes: When the multi-story City sponsored hotel conference center was planned for this location, height limits were not an issue. The Wolf Pen Creek district was always seen as a more dense, urban environment with building heights greater than elsewhere in the city. Since that time, the Unified Development Ordinance (UDO) established height limitations in areas that abut single family zoning. This single code change is the specific section that we are now asking relief from. Because of the rental homes along Crest Street, we are now required to set all builidings back twice as far as the height of each building. The unnecessary hardship (s) involved by meeting the provisions of the ordinance other than financial hardship is/are: Hardship Definition: The inability to make reasonable use of the property in accord with the literal requirements of the law. The hardship must be a direct result of the special condition. Example: A hardship of a creek bisecting a lot could be the reduction of the buildable area on the lot, when compared to neighboring properties. Over time, the development rights of this particular piece of property have been severly limited in a special zoning district that already has design limitations, dedication requirements and now height limitations. In order to provide the dense multi-family concept with a mix of retail uses that was approved by the City Council, relief to the height requirements must be granted. Page 2 of 6 The following alternatives to the requested variance are possible: There are two alternatives that we have identified: (1) Reduce the number of parking spaces provided for the overall development so that the parking garage height is lowered. This alternative will require a substantial variance by the ZBA to the minimum parking spaces required. In addition, we believe this is not a viable alternative in that there will not be adequate parking for the retail component that is required by City code. Overflow parking onto Holleman or Dartmouth is not a viable or safe alternative to the height variance request. (2) Relocate the parking garage elsewhere on the site away from the single family zoning district. Because of its function, the parking garage needs to be central to the overall development. We did explore moving the parking garage closer to Manuel Drive. The placement of the gargage would be on the corner of Dartmouth and the Manuel Drive extension. We determined this placement to not be viable since it caused some residents to walk more than 1/4 of a mile to their unit which is much more than the industry standard. We also explored moving the garage to the north and to the west of the lot. Under these scenarios, the garage is placed on Holleman Drive or the corner of Dartmouth and Holleman which is unacceptable aesthetically. The City Council requested that we provide as little surface parking as possible within view of Holleman and Darmouth. They preferred to have the buildings along with the landscaped plaza and fountain visible from the rights-of-way. This variance will not be contrary to the public interest by virtue of the following facts: This entire development, including the extension of Manuel Drive, will open up the residential development to the rear and spur some redevelopment in the area. The parking garage will be setback 76' from the shared property line of the rental homes on Crest Street. There will also be a privacy fence constructed and substantial landscaping planted to provide an adequate buffer between the two uses. Granting the variance helps to provide the critical balance between implementing the Wolf Pen Creek Master Plan and protecting the existing residential development in the area. The applin has is application and certifies that the facts stated herein and exhibits attached hereto are e, correct an omplete. ) f f `�' , 1 ( , oc 11 Signature and Title Date ,:-.1 Page 3 of 6