HomeMy WebLinkAbout09-00500144- 00074235Mr. Bob Cowell
Director, Planning & Development Services
City of College Station
P.O. Box 9960
College Station, Texas 77843
June 11, 2009
RE: THROAT DEPTH WAIVER REQUEST
Dear Bob;
I did not find a specific application form for this request, thus my letter. If there is something further
you need please let me know. This is a request for a waiver from the throat depth requirement for gated
multi-family developments as provided for in the City's Standard Design Specifications.
The proposed development is a 33-unit project located in Northgate. A PAC meeting was held May 13,
2009 with Lauren Hovde as the Project Planner.
On behalf of my client, I offer several comments regarding this particular development and the
proposed throat depth. We hope that you will consider these in your evaluation of our request.
1. This is a small development with 33 efficiency units in the proposed complex. Each unit is
approximately 390 SF and is designed for one individual.
2. ITE Trip Generation handbook indicates peak trip rates for general apartments to range from .40
per person to .61 per vehicle, to .67 per dwelling unit. Depending on which variable is used, the
peak trip generation for the proposed apartment project will range from approximately 14 to 22
peak trips. These occur over an hour for an average of one trip every 2.7 minutes, using the
most conservative and highest trip number.
3. The requirement of 100' depth seems quite excessive for a small number of efficiency units in a
largely pedestrian area. The standard appears to be designed for a more traditional apartment
unit having 2-4 bedrooms in a more suburban setting. The peak trips generated for 33 4-
bedroom units that house 4 people would be over 50 peak trips for an average of one trip every
1.2 minutes.
IPS Group, 511 University Drive East, Suite 205, College Station, Texas 77840 979.846.9259
4. Northgate is intended to be an urban largely pedestrian area, where the vision is for
redevelopment into increasing residential densities. Using this excessive standard does not
encourage or allow for redevelopment to higher density residential projects.
5. There is no visitor parking allowed within the gated parking area. The intent is to protect the
parking area for residents only. The parking garage is available for visitor parking.
6. The gate does not contain a keypad that would require waiting time at the gate. Instead it is an
automated system where the gate is triggered from the vehicle key and can begin opening prior
to the car's arrival, thus eliminating wait time.
7. Perhaps most importantly, is that a throat depth of 100 feet takes one half of the property. This
is excessive for a small project such as this and renders the property undevelopable and again
discourages redevelopment of higher residential densities in the Northgate area.
Thank you for your time in consideration of this request. Do not hesitate to call if you need additional
information.
Sincerely,
Jane R. Kee, AICP
Principal
IPS Group, 511 University Drive East, Suite 205, College Station, Texas 77840 979.846.9259
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DATE: 04.28.09
PROJECT NO.: 09042
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SHEET NO.: 5.1
5646 Milton Street, Suite 888 - Dallas, Texas 75206 - 214.953.0042 PH, 214.953.0702 FAX