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HomeMy WebLinkAboutAlternative Parking PlanALTERNATIVE PARKING PLAN Plazas at Rock Prairie Proposal: Allow a combination of restaurant uses with varying peak demand times within the same shopping center. Allow an additional 8,500 square feet of intense uses with the condition that intense uses be classified as breakfast establishments. Rationale: The changing conditions in the general area including the Scott & White Hospital currently under construction. The subject property provides complementary retail land uses for a new medical district versus regional "pass -by" traffic on State Highway 6. In order to maximize the use of the shopping center, including parking, tenants will be chosen based upon differing peak traffic demands. The City's LIDO requires shopping center parking in a C -1 zoning district at a rate of 1 space per 250 square feet. However, no more than 25% of any shopping center square footage shall be utilized for intense uses (uses that individually, have a parking requirement greater than 1:250 in C -1) unless additional parking is provided in accordance with the above requirements for that square footage of such uses in excess of 25 %. By staggering peak times of complementing land uses, including more intense uses, the 1:250 parking ratio is sufficient for the entire shopping center. Peak traffic demands are dispersed throughout the day reducing concentrated congestion on nearby roadways. For example, restaurants that primarily serve breakfast will be allowed with other restaurants that primarily serve lunch or dinner so that adequate parking is provided for all restaurant uses and the entire shopping center. Subject Property: 3.38 acre tract on the northwest corner of Rock Prairie Road and State Highway 6. Lots 1 and 2 contain the existing shopping center. Additional buildings are proposed on Lots 2, 3 and 4. Given preliminary site layouts, the following information is estimated: Building Square Footage Required Parking at 1.250 Existing Building 20,475 sq. ft. 81.9 spaces Proposed Building 2 13,700 sq. ft. 54.8 spaces Proposed Building 3 3,000 sq. ft. 12 spaces TOTALS 37,175 sq. ft. 149 required parking spaces Bk LAND USES - SQUARE FOOTAGE PARKING REQUIRED Shopping Center (Includes 25% intense uses) 37,175 149 (1:250) Additional Breakfast Establishments with a drive- thru window 3,000 30 (1:100) Additional breakfast establishments without a drive -thru window 5,500 85 (1:65) 264 parking spaces Instead of installing an additional 115 parking spaces to meet the maximum peak parking demands, we propose to stagger the parking demands throughout the day and restrict the hours of operation to maximize parking availability as follows: • Breakfast Establishments limited to 8,500 square feet. o Breakfast establishments are defined as restaurants with or without a drive -thru window with peak traffic and parking demands between 7:30 a.m. and 9:30 a.m. Breakfast establishments may offer limited lunch service; however, less than 20% of sales are generated from lunch. Operating hours are restricted to 6:00 a.m. to 3:00 p.m. Example breakfast establishments include Shipley's, Kolache Rolf s, La Peep and a coffee shop. • Specialty Food Sales limited to 2,110 square feet. o Specialty Food Sales are defined as retail establishments that sell food and beverages primarily to customers who will consume the products off -site. Limited indoor seating not to exceed 20% of the gross square footage is allowed for limited indoor dining. Orders are placed and picked up at a counter with the majority of items served "to go". Traffic and parking demands are dispersed throughout the day; however, peak demands are between 11:30 a.m. and 1:30 p.m. Operating hours are restricted to 10:00 a.m. and 7:00 p.m. Example specialty food sales include Honey Baked Ham and Great American Cookie Company. • Fine Dining Restaurants limited to 7,184 square feet: o Fine dining restaurants are defined as a restaurant serving a formal -style dinner, and services where food and drink are prepared and served. Peak hour traffic parking demands are between 6:30 p.m. and 8:30 p.m. and customer turnover rates are typically one hour or longer. Such restaurants primarily serve dinner and do not serve breakfast. Fine dining restaurants may serve lunch or brunch; however, lunch sales do not exceed 15% of total sales. Operating hours are restricted to 11:00 a.m. to 12:00 a.m. • Specialty Retail Uses limited to 27,881 square feet: o The remaining shopping center square footage, approximately 27,881 square feet will be dedicated to general retail and specialty commercial uses. Traffic and parking demands are dispersed throughout the weekday and weekend; however, peak demands on the weekend. Dor- Bk Vol Pq 00 9 11 - 3 1 OK1 1; 16"\ L� AFTER RECORDING E RETURN TO: Natali Ruiz IPS Group, Planning Solutions 5T1 University D East Suite 204 College Station, Texas 77840 979.846,9259 Office Filed For Record in: � COUNTY O Muy 17,2011 it. 01�56P As u Document 11-umber: 36 0 Amount ^ 0 Receint Number - 4O379 o", Joime Hines ° STATE OF TEXAS COUNTY OF BRAZOS I here cert��y that this instrument was filed on the dute und time stumoed hereon by me and was dulx recorded in the volume and nuye of the 0ff\c\u\ Poh\\c records of: 8RAZOG COUNTY as stumped hereon by me. ' Moy 17,2011 M01 KAREN MCQUEEN, COUNTY CLERK q 12-U/ I I ALTERNATIVE PARKING PLAN Plows of Rock Prairie Proposal: Allow a combination of restaurant uses with varying peak demand times within the same shopping center. Allow an additional 8,500 square feet of intense uses with the condition that intense uses be classified as breakfast establishments. Rationale: The changing conditions in the general area including the Scott & White Hospital currently under construction. The subject property provides complementary retail land uses for a new medical district versus regional "pass -by" traffic on State Highway 6. In order to maximize the use of the shopping center, including parking, tenants will be chosen based upon differing peak traffic demands. The City's LIDO requires shopping center parking in a C -1 zoning district at a rate of 1 space per 250 square feet. However, no more than 25% of any shopping center square footage shall be utilized for intense uses (uses that individually, have a parking requirement greater than 1:250 in C -1) unless additional parking is provided in accordance with the above requirements for that square footage of such uses in excess of 25 %. By staggering peak times of complementing land uses, including more intense uses, the 1:250 parking ratio is sufficient for the entire shopping center. Peak traffic demands are dispersed throughout the day reducing concentrated congestion on nearby roadways. For example, restaurants that primarily serve breakfast will be allowed with other restaurants that primarily serve lunch or dinner so that adequate parking is provided for all restaurant uses and the entire shopping center. Subject Property: 3.38 acre tract on the northwest corner of Rock Prairie Road and State Highway 6. Lots 1 and 2 contain the existing shopping center. Additional buildings are proposed on Lots 2, 3 and 4. Given preliminary site layouts, the following information is estimated: Building Square Footage Required Parking at 1:250 Existing Building 20,475 sq. ft. 81.9 spaces Proposed Building 2 13,700 sq. ft. 54.8 spaces Proposed Building 3 3,000 sq. ft. 12 spaces TOTALS 37,175 sq. ft. 149 required parking spaces LAND USES SQUARE FOOTAGE PARKING REQUIRED Shopping Center (Includes 25% intense uses) 37,175 149 (1:250) Additional Breakfast Establishments with a drive- thru window 3,000 30 (1:100) Additional breakfast establishments without a drive -thru window 5,500 85 (1:65) 264 parking spaces Instead of installing an additional 115 parking spaces to meet the maximum peak parking demands, we propose to stagger the parking demands throughout the day and restrict the hours of operation to maximize parking availability as follows: • Breakfast Establishments limited to 8,500 square feet. o Breakfast establishments are defined as restaurants with or without a drive -thru window with peak traffic and parking demands between 7:30 a.m. and 9:30 a.m. Breakfast establishments may offer limited lunch service; however, less than 20% of sales are generated from lunch. Operating hours are restricted to 6:00 a.m. to 3:00 p.m. Example breakfast establishments include Shipley's, Kolache Rolf's, La Peep and a coffee shop. • Specialty Food Sales limited to 2,110 square feet. o Specialty Food Sales are defined as retail establishments that sell food and beverages primarily to customers who will consume the products off -site. Limited indoor seating not to exceed 20% of the gross square footage is allowed for limited indoor dining. Orders are placed and picked up at a counter with the majority of items served "to go ". Traffic and parking demands are dispersed throughout the day; however, peak demands are between 11:30 a.m. and 1:30 p.m. Operating hours are restricted to 10:00 a.m. and 7:00 p.m. Example specialty food sales include Honey Baked Ham and Great American Cookie Company. • Fine Dining Restaurants limited to 7,184 square feet: o Fine dining restaurants are defined as a restaurant serving a formal -style dinner, and services where food and drink are prepared and served. Peak hour traffic parking demands are between 6:30 p.m. and 8:30 p.m. and customer turnover rates are typically one hour or longer. Such restaurants primarily serve dinner and do not serve breakfast. Fine dining restaurants may serve lunch or brunch; however, lunch sales do not exceed 15% of total sales. Operating hours are restricted to 11:00 a.m. to 12:00 p.m. • Specialty Retail Uses limited to 27,881 square feet: o The remaining shopping center square footage, approximately 27,881 square feet will be dedicated to general retail and specialty commercial uses. Traffic and parking demands are dispersed throughout the weekday and weekend; however, peak demands on the weekend. ALTERNATIVE PARKING PLAN Plazas at Rock Prairie Proposal: Allow a combination of restaurant uses with varying peak demand times within the same shopping center. Allow up to 50% intense uses with the condition that 25% of intense uses be classified as breakfast establishments. The remaining 25% will be classified as intense uses as defined in the UDO. Rationale: The changing conditions in the general area including the Scott & White Hospital currently under construction. The subject property provides complimentary retail land uses for a new medical district versus regional "pass -by" traffic on State Highway 6. In order to maximize the use of the shopping center, including parking, tenants will be chosen based upon differing peak traffic demands. The City's UDO requires shopping center parking in a C -1 zoning district at a rate of 1 space per 250 square feet. However, no more than 25% of any shopping center square footage shall be utilized for intense uses (uses that individually, have a parking requirement greater than 1:250 in C -1) unless additional parking is provided in accordance with the above requirements for that square footage of such uses in excess of 25 %. By staggering peak times of complimenting land uses, including more intense uses, the 1:250 parking ratio is sufficient for the entire shopping center. Peak traffic demands are dispersed throughout the day reducing concentrated congestion on nearby roadways. For example, restaurants that primarily serve breakfast will be allowed with other restaurants that primarily serve lunch or dinner so that adequate parking is provided for all restaurant uses and the entire shopping center. The owner of the shopping center will be responsible for balancing the parking demands of the entire center. Subject Property: 3.38 acre tract on the northwest corner of Rock Prairie Road and State Highway 6. Lots 1 and 2 contain the existing shopping center. Additional buildings are proposed on Lots 2, 3 and 4. Given preliminary site layouts, the following information is estimated: Building Square Footage Existing Building 20,475 sq. ft. Proposed Building 2 13,700 sq. ft. Proposed Building 3 3,000 sq. ft. TOTALS 37,175 sq. ft. Required Parking at 1:250 81.9 spaces 54.8 spaces 12 spaces 149 required parking spaces 4izo/i1 Existing UDO requirements, 25% allowed as intense uses: 9,294 sq. ft. Proposed an additional 25% of breakfast establishments: 9,294 sq. ft. Breakfast establishments are defined as restaurants with or without a drive -thru window with peak traffic demands in the morning. Example breakfast establishments include Shipley's, La Peep and Starbucks. Approximately 25% of the total square footage could consist of breakfast establishments. An additional 25% of intense uses could be allowed with the condition that their peak traffic times are not in the morning and do not conflict with the breakfast establishments. ALTERNATIVE PARKING PLAN Plazas at Rock Prairie Proposal: Allow a combination of restaurant uses with varying peak demand times within the same shopping center. Allow an additional 8,500 square feet of intense uses with the condition that intense uses be classified as breakfast establishments. Rationale: The changing conditions in the general area including the Scott & White Hospital currently under construction. The subject property provides complementary retail land uses for a new medical district versus regional "pass -by" traffic on State Highway 6. In order to maximize the use of the shopping center, including parking, tenants will be chosen based upon differing peak traffic demands. The City's LIDO requires shopping center parking in a C -1 zoning district at a rate of 1 space per 250 square feet. However, no more than 25% of any shopping center square footage shall be utilized for intense uses (uses that individually, have a parking requirement greater than 1:250 in C -1) unless additional parking is provided in accordance with the above requirements for that square footage of such uses in excess of 25 %. By staggering peak times of complementing land uses, including more intense uses, the 1:250 parking ratio is sufficient for the entire shopping center. Peak traffic demands are dispersed throughout the day reducing concentrated congestion on nearby roadways. For example, restaurants that primarily serve breakfast will be allowed with other restaurants that primarily serve lunch or dinner so that adequate parking is provided for all restaurant uses and the entire shopping center. Subject Property: 3.38 acre tract on the northwest corner of Rock Prairie Road and State Highway 6. Lots 1 and 2 contain the existing shopping center. Additional buildings are proposed on Lots 2, 3 and 4. Given preliminary site layouts, the following information is estimated: Building Square Footage Required Parking at 1:250 Existing Building 20,475 sq. ft. 81.9 spaces Proposed Building 2 13,700 sq. ft. 54.8 spaces Proposed Building 3 3,000 sq. ft. 12 spaces TOTALS 37,175 sq. ft. 149 required parking spaces LAND USES SQUARE FOOTAGE PARKING REQUIRED Shopping Center (Includes 25% intense uses) 37,175 149 (1:250) Additional Breakfast Establishments with a drive- thru window 3,000 30 (1:100) Additional breakfast establishments without a drive -thru window 5,500 85 (1:65) 264 parking spaces Instead of installing an additional 115 parking spaces to meet the maximum peak parking demands, we propose to stagger the parking demands throughout the day and restrict the hours of operation to maximize parking availability as follows: • Breakfast Establishments limited to 8,500 square feet. o Breakfast establishments are defined as restaurants with or without a drive -thru window with peak traffic and parking demands between 7:30 a.m. and 9:30 a.m. Breakfast establishments may offer limited lunch service; however, less than 20% of sales are generated from lunch. Operating hours are restricted to 6:00 a.m. to 3:00 p.m. Example breakfast establishments include Shipley's, Kolache Rolf's, La Peep and a coffee shop. • Specialty Food Sales limited to 2,110 square feet. o Specialty Food Sales are defined as retail establishments that sell food and beverages primarily to customers who will consume the products off -site. Limited indoor seating not to exceed 20% of the gross square footage is allowed for limited indoor dining. Orders are placed and picked up at a counter with the majority of items served "to go ". Traffic and parking demands are dispersed throughout the day; however, peak demands are between 11:30 a.m. and 1:30 p.m. Operating hours are restricted to 10:00 a.m. and 7:00 p.m. Example specialty food sales include Honey Baked Ham and Great American Cookie Company. • Fine Dining Restaurants limited to 7,184 square feet: o Fine dining restaurants are defined as a restaurant serving a formal -style dinner, and services where food and drink are prepared and served. Peak hour traffic parking demands are between 6:30 p.m. and 8:30 p.m. and customer turnover rates are typically one hour or longer. Such restaurants primarily serve dinner and do not serve breakfast. Fine dining restaurants may serve lunch or brunch; however, lunch sales do not exceed 15% of total sales. Operating hours are restricted to 11:00 a.m. to 12:00 a.m. • Specialty Retail Uses limited to 27,881 square feet: o The remaining shopping center square footage, approximately 27,881 square feet will be dedicated to general retail and specialty commercial uses. Traffic and parking demands are dispersed throughout the weekday and weekend; however, peak demands on the weekend.