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DATE: November 18, 2010
TO: Honorable Mayor Berry, City Council Members
THROUGH: Bob Cowell, Dir. Planning & Development Services
FROM: Jane Kee, IPS Group representing JP Miles Construction
RE: Revised PDD Request - 300 Holleman Drive
on behalf of the owner of the above referenced property, this memorandum is submitted to indicate
that this application is being revised to reflect a compromise considered by the Planning & Zoning
Commission.*
The Commission voted 5-1 in favor of this compromise which differs from what is approved only in
that the non-residential space can be phased over time. The project will include 34 residential units
(60 bedrooms) in three separate buildings ranging in height from 2-3 stories and 1,000 square feet of
non-residential space facing Holleman. Another 3,000 square feet of first floor living space will be
constructed to commercial standards for future conversion to non-residential space if the market
supports such a conversion, up to a project total of 4,000 square feet. All current meritorious
modifications are included.
The current PDD approved several months ago, calls for a multi -family development with 4,000 square
feet of non-residential lease space, resulting in a mixed use project. The most recent request under
consideration was to remove all non-residentiai space and develop a 100% multi -family project. Just
prior to P&Z, I indicated that my client would like to modify his request to retain the non-residential
aspect, but to develop just 1,000 square feet initially.
My client understood that the existing PDD included meritorious modifications because of the mixed
use character of the project; that being the non-residential space associated with the apartment
project. Without the meritorious modifications, only a low density residential project is feasible on this
small site and that has already been denied by the City and does not comply with the current
IPS GROUP 591 University Drive E. Suite 2015, College Station, Texas 77840 979.846.9259
89
Comprehensive Plan. Knowing that the city would not feel justified in allowing the modifications
without a non-residential component, the compromise offered was to allow a lesser non-residential
component initially, with construction that would allow for future conversion from residential to non-
residential space, if and when the market supported that conversion, up to the original 4,000 square
feet.
Specifically, the proposal is to require 1,000 square feet of non-residential on the first floor of the front
building. As indicated at P&Z, the reason for this request is that not only is decent financing almost
impossible to obtain for a mixed use project, but the market is not supporting the lease of non-
residential space at this location, particularly retail space. But in a good faith effort to develop at least
some non-residential component, the plan is to begin with the 1,000 square feet and allow up to 4,000
square feet in the future If conversion becomes economically feasible.
1-will present -more detail at the Council meeting after'the staff -presentation and -will be glad to -answer -
any questions, you may have.
Thank you for your time and consideration.
w Both Mr. Cowell and the legal staff at P&Z indicated that notification issues were covered, due to the nature of the
compromise relative to the existing PDD zoning and the advertized PDD request.
IPS GROUP 517E University Drive E. Suite 205, College Station, Texas 77846 9 99,846.9 559
IN