HomeMy WebLinkAboutVariance Request LetterJennifer Prochazka, AICP
City of College Station
Planning and Development Services
P.O. Box 9960
College Station, TX 77842
Re: LAKERIDGE - Preliminary Plat & Final Plat Variance Request
Dear Jennifer,
As discussed in your comments on the Lakeridge project, we understand that we will need to formally
request a variance to the following two items:
• Section 842 - Block Length, and
• Section 8-M - Sidewalks.
Block Length Variance on Harvey Mitchell Parkway
As submitted, the preliminary and final plats do not meet the required 800' maximum block length per the
City of College Station Subdivision Regulations. As discussed, the applicant understands that staff will
support the variance to the block length for Harvey Mitchell Parkway(FM2818) since Harvey Mitchell
Parkway is a TxDOT facility. TxDOT has stated that they will not allow another opening to Harvey
Mitchell Parkway in this area.
Block Length Variance on Jones-Butler
In regard to the block length requirement on Jones-Butler, the applicant is opposed to breaking the block
with a roadway, which is the only option available to fully comply with the ordinance. The reasoning is the
roadway would have to be a cul-de-sac and therefore does not serve any function to truly provide
connectivity, the sole purpose of breaking block length. The applicant does not own the property adjacent
to Holleman Drive and cannot carry the roadway through to Holleman Drive and provide connectivity.
Furthermore, a public cul-de-sac at this location does not fit with the proposed use of the property.
In lieu of providing a roadway to break the block length the applicant would offer to provide a four foot
sidewalk along the northwest property line (adjacent to the Zone Apartments) that would connect from
Jones-Butler to the Harvey Mitchell Parkway right-of-way just short of Holleman Drive, as shown on the
attached sketch. This could be accomplished completely on the applicant's property with only a short
segment needing to be constructed on the Harvey Mitchell Parkway right-of-way. It is important to note
that this will be a dead-end sidewalk because there is no sidewalk on Holleman Drive at this location.
Holleman Drive depicting no existing sidewalk facing the FM2818/Holleman Intersection
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This sidewalk would be similar to that offered by Fairfield Development and approved by the Planning &
Zoning Commission when this plat was heard a year ago.
Sidewalks Variance
The applicant would like to request a variance to the requirement of constructing sidewalk along Harvey
Mitchell Parkway. This requirement, given the recent TxDOT reconstruction of Harvey Mitchell Parkway
and Wellborn Road, is confusing and not fully understood. If a sidewalk was warranted or desired along
this stretch of Harvey Mitchell Parkway, the sidewalk should have been designed as part of the TxDOT
project. Regardless of who would be paying for this sidewalk, the facts are:
the current TxDOT projects are designed and will be constructing sidewalks along Wellborn
Road(FM 2154) but NOT Harvey Mitchell Parkway(FM2818),
there will be no physical way to tie this required sidewalk to the sidewalk that will be constructed
on Wellborn Road, and
TxDOT has no plans to construct any sidewalks along Harvey Mitchell Parkway from Wellborn
Road to George Bush Drive.
When TxDOT as asked why the current reconstruction of Harvey Mitchell Parkway did not include plans
for sidewalks, the response was that the section of Harvey Mitchell Parkway adjacent to the applicant's
property will be a freeway section. TxDOT did refer us to the Advanced Planning office to discuss this
further. When asked if there was room to tie the sidewalk required for the platting of this property to their
sidewalk on Wellborn, TxDOT stated that there is no room on the bridge for a sidewalk and there will no
longer be a railroad crossing at this location. There is no physical way to tie this required sidewalk to the
sidewalk being constructed on Wellborn Road.
In addition, Harvey Mitchell Parkway is designated as a freeway section with speeds of 60 mph, with the
majority of the frontage either owned by Texas A&M University or already developed without sidewalks.
The roadway is constructed with shoulders and roadside ditches with no curb and gutter. Given highway
safety concerns, any sidewalk along this stretch of roadway would most likely have to be located behind
the ditch sections, well off the roadway, crossings several large creeks which would require pedestrian
bridges along this route. Given the current development status of the corridor, any sidewalk system along
this route would be at the expense of TxDOT or the City of College Station.
From the discussions with TxDOT and the City of College Station, there does not seem to be either a
short term or long term commitment on either party's part to connect sidewalk to the required sidewalk
adjacent to the applicant's property. The applicant would respectfully request a variance to this
requirement. The applicant is not opposed to sidewalks - only to sidewalks that have no function and
connection to a larger sidewalk system.
If you have any questions or comments, please feel free to call our office at 979-260-6963.
Sincerely,
Put
Veronica J.B. Morgan, P.E., C.F.M.
Managing Partner
Cc: File