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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jennifer Reeves Report Date: April 16, 2007 Email: jreeves@cstx.gov Meeting Date: April 24, 2007 Project Number: 07-00500078 APPLICANT: Scott Eidson, Property Owner/Developer REQUEST: Building Height Variance LOCATION: 2423, 2425 and 2427 Earl Rudder Freeway South — At the entrance of Raintree Subdivision PURPOSE: To allow for the development of an office complex. GENERAL INFORMATION Status of Applicant: Property Owner/Developer Applicable Ordinance Section: Section 7.1.H General Provisions — Height PHYSICAL CHARACTERISTICS Zoning and Land Use • Subject Property: Zoned A-P, Administrative Professional and currently cleared for development of an office complex. • North: Raintree Drive which is classified as a Minor Collector on the City's Thoroughfare Plan. • West: Earl Rudder Freeway South which is classified as Freeway on the City's Thoroughfare Plan. • East: Zoned R-1, Single Family Residential and developed as Raintree Subdivision Phase 1. • South: Zoned R-1, Single Family Residential and developed as the A&M Church of Christ. Frontage: The subject property has approximately 370 feet along the Earl Rudder Freeway South Access Road and 255 feet along Raintree Drive. Access: Via driveways off of Raintree Drive and Earl Rudder Freeway South Access Road. Topography & Vegetation: Generally slopes to the northwest and has existing, fairly dense, vegetation along the south property line. Flood Plain: Subject property is not located in the FEMA 100-year Floodplain. VARIANCE INFORMATION Background: The applicant submitted a site plan and application in January of 2006 for an office complex. The proposal included five 4,250 square-foot single-story office buildings. The site plan was originally approved in March of 2006. Building elevations (Non-Residential Architectural Review) were submitted and approved in February of 2007. The building plans were submitted in January of 2007 and a Building Permit was issued in March of 2007. Section 7.1.H of the U.D.O. states: Building height refers to the vertical distance measured from the finished grade, or the base flood elevation where applicable, and the following points: a. The average height level between the eaves and ridge line of a gable, hip, or gambrel roof; b. The highest point of a mansard roof; or c. The highest point of the coping of a flat roof. It also requires that all non-residential buildings abutting single-family property may be no taller than one-half the distance from the shared property line. This height limitation is to protect single family uses against height encroachment from neighboring non-residential construction. This is to protect against noise as well as privacy. Staff checked for the standard building setbacks that are required for A- P Administrative Professional per Section 5.2, however failed to review for compliance of Section 7.1.H. When the oversight was realized, the Building Official issued a letter on April 2nd stopping construction on the three buildings in question until the building height issues are resolved. The proposed office buildings have an average height of 18 feet. As a practice, the elevation at the property line shared with single family and the elevation of the finished floor of the commercial structure are considered when determining height. The following height variances are being requested: 2423 Earl Rudder Freeway South (located at the northeast corner of the subject property) has a height of 18 feet plus a four-foot grade separation for a total height of 22 feet. The building footprint is currently set back 15 feet from the single-family property line, which would allow for a 7.5-foot tall building. This building will need to have a 14.5-foot height variance. 2425 Earl Rudder Freeway South (located along the east property line) has a height of 18 feet plus a two-foot grade separation for a total height of 20 feet. The building footprint is currently set back 15 feet from the single-family property line, which would allow for a 7.5-foot tall building. This building will need to have a 12.5-foot height variance. 2427 Earl Rudder Freeway South (located at the south east corner of the subject property) has a height of 18 feet plus a one-foot grade separation for a total height of 19 feet. The building footprint is currently set back 29 feet from the single-family property line, which would allow for a 14.5-foot tall building. This building will need to have a 4.5-foot height variance. ANALYSIS Special Conditions: The applicant states: "The natural topography of the subject property gently slopes to the northeast. This is in the direction of the adjoining residential neighborhood. The area nearest to the adjoining residential has been raised to create a northwest slope. Thus, causing the rainwater runoff to drain away from the adjoining residential neighborhood. The runoff is collected in a detention area for controlled release on the far northwest corner of the subject property, at the most distant point from the residential neighborhood. The office buildings have been located at the eastern edge (allowing for a standard 15' setback), or highest point on the property to allow for the proper drainage away from the neighboring homes." Hardships: The applicant states: "In creating an attractive office campus in a heavily landscaped garden setting, the lowest impact and most attractive structure is an upscale one story building with a hip roof architecture. While this is no greater in height than a typical one story home, it does exceed the 2:1 setback ratio only because of the intended professional business use." Alternatives: The applicant states: "After extensive discussions with the City of College Station staff, and our architect and engineer, two alternatives are available both of which would negatively impact the neighboring residential area; but, would require no variance:" 1. Moving the buildings forward (to the west). This option would place the parking area immediately adjacent to the residential neighborhood. In addition, drainage would not be effectively directed away from the residential neighborhood. This would also require extensive reworking of the ground utilities and parking area that is in place. 2. Constructing two-story buildings farther to the west. This option would create the same problems as above in addition to 2nd floor windows which would overlook the rear of the homes of the adjacent residential neighbors. The applicant also states that: "A high fence barrier combined with tall oak trees will make the buildings virtually unnoticeable to neighboring residences. There are no bright lights, unattractive features or windows in the higher portions of the buildings. By placing the buildings closer to the residential neighborhood, the residents will enjoy greater privacy and enhanced drainage away from their property. The buildings will act as a barrier between the noise and lights of the parking area and the residential neighborhood." "We ask for this variance to the specific wording of the Code in order to better comply with the intent of the Code due to the unique nature of the subject property. In order to create an even more complete barrier between the residential and commercial area, we would like to offer to install an attractive fence at an increased height. This variance will better serve and protect the residential neighborhood as well as provide for an extremely attractive and functional garden office park campus." SPECIAL INFORMATION Ordinance Intent: The purpose of Section 7.1.H General Provisions — Height is to protect single-family uses against height encroachment from neighboring non- residential construction. This is to protect against noise as well as privacy. Number of Property Owners Notified: Eleven, including the Raintree Home Owners Association. Responses Received: Three in opposition as of the date of the staff report. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Building Elevations 4. Site Plan and Landscape Plan (provided in packet) STAFF REPORT Project Manager: Jennifer Reeves Report Date: April 16, 2007 Email: jreeves@cstx.gov Meeting Date: April 24, 2007 Project Number: 07-00500078 APPLICANT: Scott Eidson, Property Owner/Developer REQUEST: Building Height Variance LOCATION: 2423, 2425 and 2427 Earl Rudder Freeway South — At the entrance of Raintree Subdivision PURPOSE: To allow for the development of an office complex. GENERAL INFORMATION Status of Applicant: Property Owner/Developer Applicable Ordinance Section: Section 7.1.H General Provisions — Height PHYSICAL CHARACTERISTICS Zoning and Land Use • Subject Property: Zoned A-P, Administrative Professional and currently cleared for development of an office complex. • North: Raintree Drive which is classified as a Minor Collector on the City's Thoroughfare Plan. • West: Earl Rudder Freeway South which is classified as Freeway on the City's Thoroughfare Plan. • East: Zoned R-1, Single Family Residential and developed as Raintree Subdivision Phase 1. • South: Zoned R-1, Single Family Residential and developed as the A&M Church of Christ. Frontage: The subject property has approximately 370 feet along the Earl Rudder Freeway South Access Road and 255 feet along Raintree Drive. Access: Via driveways off of Raintree Drive and Earl Rudder Freeway South Access Road. Topography & Vegetation: Generally slopes to the northwest and has existing, fairly dense, vegetation along the south property line. Flood Plain: Subject property is not located in the FEMA 100-year Floodplain. the subject property) has a height of 18 feet plus a one-foot grade separation for a total height of 19 feet. The building footprint is currently set back 29 feet from the single-family property line, which would allow for a 14.5-foot tall building. This building will need to have a 4.5-foot height variance. ANALYSIS Special Conditions: The applicant states: "The natural topography of the subject property gently slopes to the northeast. This is in the direction of the adjoining residential neighborhood. The area nearest to the adjoining residential has been raised to create a northwest slope. Thus, causing the rainwater runoff to drain away from the adjoining residential neighborhood. The runoff is collected in a detention area for controlled release on the far northwest corner of the subject property, at the most distant point from the residential neighborhood. The office buildings have been located at the eastern edge (allowing for a standard 15' setback), or highest point on the property to allow for the proper drainage away from the neighboring homes." Hardships: The applicant states: "In creating an attractive office campus in a heavily landscaped garden setting, the lowest impact and most attractive structure is an upscale one story building with a hip roof architecture. While this is no greater in height than a typical one story home, it does exceed the 2:1 setback ratio only because of the intended professional business use." Alternatives: The applicant states: "After extensive discussions with the City of College Station staff, and our architect and engineer, two alternatives are available both of which would negatively impact the neighboring residential area; but, would require no variance:" 1. Moving the buildings forward (to the west). This option would place the parking area immediately adjacent to the residential neighborhood. In addition, drainage would not be effectively directed away from the residential neighborhood. This would also require extensive reworking of the ground utilities and parking area that is in place. 2. Constructing two-story buildings farther to the west. This option would create the same problems as above in addition to 2nd floor windows which would overlook the rear of the homes of the adjacent residential neighbors. The applicant also states that: "A high fence barrier combined with tall oak trees will make the buildings virtually unnoticeable to neighboring residences. There are no bright lights, unattractive features or windows in the higher portions of the buildings. By placing the buildings closer to the residential neighborhood, the residents will enjoy greater privacy and enhanced drainage away from their property. The buildings will act as a barrier between the noise and lights of the parking area and the residential neighborhood." "We ask for this variance to the specific wording of the Code in order to better comply with the intent of the Code due to the unique nature of the subject property. In order to create an even more complete barrier between the residential and commercial area, we would like to offer to install an attractive fence at an increased height. This variance will better serve and protect the residential neighborhood as well as provide for an extremely attractive and functional garden office park campus." SPECIAL INFORMATION Ordinance Intent: The purpose of Section 7.1.H General Provisions — Height is to protect single-family uses against height encroachment from neighboring non- residential construction. This is to protect against noise as well as privacy. Number of Property Owners Notified: Eleven, including the Raintree Home Owners Association. Responses Received: Three in opposition as of the date of the staff report. ATTACHMENTS 1. Small Area Map and Aerial Map 2. Application 3. Building Elevations 4. Site Plan and Landscape Plan (provided in packet)