HomeMy WebLinkAboutVariance RequestIYbil�
MORGAN
January 11, 2012
Jason Schubert, AICP
City of College Station
P.O. Box 9960
College Station, Texas 77840
RE: PLAZA REDEVELOPMENT REZONING (REZ=PDD)
Dear Jason,
As part of the rezoning of this property to PDD we are requesting the following bulk variances:
We understand that we must choose a base zoning district for the residential and retail development upon which we
base all variance requests, we have chosen the P-MUD district for all use restrictions and C-1, General Commercial
and R-6, High -Density Multi -Family for all dimensional criteria.
Bulk Variance Requests:
1. Allow for reduced required parking at commercial locations within this development to create a more
pedestrian friendly environment.
2. Allow for reduced setbacks on all sides to 5 feet.
3. Allow for block length variances along Texas A&M University property line.
4. Allow for driveway spacing variances to allow drive locations as shown on the Concept Plan. These drive
locations have been discussed with TxDOT and they are agreeable to their locations with the deceleration
lane on University Drive and the extension of the raised median in Texas Avenue to force the Texas
Avenue driveway to operate as right-in/right-out.
5. We would request that we be allowed to construct all uses within the P-MUD district with the exception of
the following:
a. Conference/Convention Center
b. Country Club
c. Fraternal Lodge
d. Fuel Sales
e. Golf Course/Driving Range
f. Parking as a Primary Use
g. Sexually Oriented Business
h. Shooting Range, Indoor
i. Utility
j. Wireless Telecommunication Facilities
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And the addition of the following:
k. Fraternity/Sorority
I. Multi -family constructed prior to 2002 (we intend on keeping the tower structure and refurbishing)
m. Medical Clinics
6. Allow for a reduction in right-of-way acquisition on Texas Avenue from 12.5 feet to 7.5 feet.
7. Allow for a reduction in parking requirements for the residential component. Unknown at this time but
estimated at a 10-20% reduction.
8. Allow for an increase in density on the property to a maximum of 60 units/acre.
9. Allow for reduction in geometric standards for a public way.
10. Allow for flexibility in sidewalk locations on the public way.
11. Allow for flexibility in easement widths for any infrastructure that is not publicly maintained (i.e. public ways
and sidewalks)
12. Allow for compact spaces to be utilized within the development.
13. Allow for a reduction in landscape points if necessary due to the redevelopment limitations and expanse of
hardscape being utilized.
14. Reduction in side setbacks between buildings to be a minimum as established by fire code.
15. Allow for reduction in easement separation distances from structures.
16. Allow for a public way to be utilized in place of a Thoroughfare on the Thoroughfare Plan.
17. Allow for flexibility in meeting NRA standards for all commercial store fronts.
18. Allow for wayfinding signage throughout the development.
19. Allow for signage variances to allow "Super Graphics" to be placed on the parking garage along Texas
Avenue.
20. Allow for street light pole banners with the identifying area name and not count them toward attached
signage limitations.
As stated in the UDO, the purpose of the Planned Development District is to promote and encourage innovative
development that is sensitive to surrounding land uses and to the natural environment. A PDD may be used to
permit new or innovative concepts in land utilization not permitted by other zoning districts. Finally, the Planned
Development District allows development to vary from certain development standards so long as there are
community benefits which outweigh the requested modifications. We believe that this project offers a unique
product and its community benefits certainly outweigh modification being requested. These community benefits are
as follows:
1. Creation of a mixed use concept development in compliance with the Comprehensive Plan.
2. Creation of a development that follows a Traditional Neighborhood Development concept by providing a
strong mix of uses in close proximity which will promote walkability.
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3. Creation of a development with a "sense of place" with its plaza area at the intersection providing a
gathering place with seating, decorative hardscapes, landscaping and high visibility. Along with large
sidewalks throughout the interior and central gathering spots which will allow for meeting/greeting space
and a very unique environment in a high density development.
4. Creation of a more urban feel at the most highly visible intersection in College Station through the use of
"supergraphics". We believe supergraphics would be a great, new way to face a parking garage that might
otherwise look dull and boring. Supergraphics are the new cutting edge alternative to the traditional thin
brick face to the monotonous gray structure than can never really be dressed up enough to get past the fact
that it is, still, a parking garage. We envision the supergraphics on the Texas Ave. parking garage to be a
vinyl perforated material that is directly applied to the building face. No extra structure would be required on
the face of the garage. The design would be such that light and air are still able to flow freely through the
structure. The ever changing, hip look that could be created would be a welcome break from the
monotonous norm.
5. Creation of a development within College Station which follows smart growth concepts.
6. Improvement of a blighted property within a major image corridor in the City of College Station.
7. Creation of an area within the city which will promote the ability to work, shop and live in one neighborhood.
8. Development which is reutilizing and rehabilitating existing infrastructure.
9. Development which does not impact greenfields.
10. Development of a mixed use project that reduces the need for total vehicle trips and allows residents within
the project to reduce household expenses associated with car trips.
11, Benefits from tax returns to the community from a reinvigorated commercial center and housing area.
Feel free to contact me if you have any questions or concerns. Thanks again for all your help on the project.
Managing Partner
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