Loading...
HomeMy WebLinkAbout16 ZBA January 17, 1984 Parking Var Woodbine Finc CntrCity of College Station POST O FFICE BOX 9960 1101 T E XAS AVE N UE C OLLEGE STATION, TEXAS 77840-2499 CERTIFIED MAIL, RETURN RECEIPT REQUESTED October 11, 1984 Mr. David L. Anderson, Managing Partner Financial Center, LTD. 360 South Garfield Street Suite #670 Denver, Colorado 80209 Dear Mr. Anderson: As you are aware, the Woodbine Financial Center in College Station was granted a parking variance by the Zoning Board of Adjustment on January 17, 1984, contin- gent on the condition that an "enforceable, shared parking agreement acceptable to the City between the Woodbine and the adjacent Hilton hotel project is furnished to the City." Apparently this agreement has been difficult to obtain . This letter is to notify you that no Certificate of Occupancy will be issued to the Woodbine until either a shared parking agreement is executed or the Zoning Board of Adjustment grants a variance to this condition. Application for this variance for removal of a condition must be made by the owner or authorized representative of the owner. The following list indicates deadlines for filing applications, and the actual meeting dates for the next six (6) Zoning Board o f Adjustment meetings: (Keep in mind that the deadline date is when a completed application and 1 ist of property owners within 200 feet of yo ur pro perty must be received by this office. You should allow the City's Tax Office a minimum of 48 hours to prepare the list of property owners. There is also a fee to be paid which is $10.00 plus $2.00 per property owner on this 1 ist.) Dead 11 ne Meeti n9 Date Nov. 7 Nov. 27 Dec. 5 Dec. 18 Jan. 9 Jan. 22 Feb. 6 Feb. 19 Mar. 6 Mar. 19 Apr . 3 Apr . 16 Application forms are available in the Planning Office at 1101 South Texas Avenue, College Station, Texas 77840 (409)764-3570. If you have any questions, please do not hesitate to contact me. Sincerely, ~K:.;:__ Zon i ng Offi c ial JR K/sj v City of College Station POST OFFICE BOX 9960 I IOI TEXAS /\VENUE COLl...EGE STATION. TEXAS 77840·2499 February 20, 1985 MEMORANDUM . TO: FROM: SUBJECT: File A~}'-' Al Mayo, Director of Planning{~ . ~4r:-k'ing --prob 1 ems at Woodb i·ne Fi nanci a 1 Center and -~-C~c~e.k's 'lde Retail Center on· Wednesday :~-February -20;-1985, I v ·isited the site(s) of the Hilton, Wood- ,b·ine, and--~Creeks .ide prqjects, the adjoining four townhouses at Spring Loop -and ·Tarrow, and .Lots 5..-19,_B -~9ck D, Un ,i·versity Park Section I~ After the site visit,-r came t.q ,;;~;~~e:ra'l '·-c-onclusions, and later that morning ,~~d.fi,~·t , with Mack Rando 1 ph:;~t 01:l'tUscuss these conclusions. .::&:11~-,,,~<· ·. • -.. '·~--~i~_~;;%::.:,',.~:~ .. ~~ ~. . .. ,·. _._._,_;;~·· .. ·-~··-~··.-:" : ~-. ~i ;~:~~~<t·- -· ~-~· "'"~•;.-/·. -'. ~~ "'• It is the st~.f,f,~iM~, .. :¢'termina't!.J on,t"that · thef 'Wo.o~bine project ha_S >:~,3:\parking spaces 1 ess ,,-_,tharf!;requ I red·:J >.YJ::ord inarice~ Cr.eeksJde Is 38 spa·ce_s ---·short. The attac~(l ;,1):!!6'Po'se4 i>ta i'f4\(~fnJt I a··1 ed) sho\.isJ.i.ilese -project f :-~/ffth a proposed design f~l~~~~~l~lon~x~_p ¥r:w.~i~~nd a drt~il'.f~cll~~flk on Lots ?:-~f~~ -While this p 1 an has »no til:6-~en fJ:v::m~ 11 y_;_:;,'~~YJ~wed and:;-appr,oyed ;·:~1 t generaHy:,=conforms to our des i gn~~~~:ndar:~s}and ,. sho'l:1lcf-,,":"therefore't :.~reflect"the approxfmate 1 number -~t"'~.--•. ~.!I:. .-.. . . •. • • . •• _. of parking -~s-paces the:.deve:loper -can expect. Comparing this pl .an to the existing ,~~Rf>.f'oved .Wo'Qdbine_'plan, there are 8,B ;.1Jet -spaces added to the site. This, obv:icfi.J'sly, would .safisf_y the deficit at Woodbine • ..-;.~:::-· With the.·"-~ddJ.tton oLa Red es tr Ian wa 1 kway approved by the City from Creekside to the w&:>d't>t n:fi .. site .~fnd the 'appr~priat;e legal agreement for shared parking, this woul cC'aTsb \satlsfy the Creeksfde shortage. This leaves 17 spaces avail- able for pote'ntial use by the ··four townhouses·, assuming they are rezoned and/or redeveloped. The City·:wt--11 not require that Woodbine make these spaces availab'le -~.for t'hese townhouses. This is a private affair between the property owners. This -type _·of shared parking would be acceptable, however. The rezoning and development of the four townhouses poses other problems. The staff will probably recommend A-P or C-3 zoning if the lots are replatted into one tract with access provided via an easement to the existing approved curb cut on the Woodbine site (on Tarrow). Additional access might be provided through Lots 5-19. Direct access to Tarrow or Spring Loop from the four townhouses (If they are rezoned for commercial use) would violate the Engineering Division's standards. Mr. Randolph agreed that this is a workable solution. He indicated they were already considering a pedestrian walkway from Creekside to Woodbine. He also said he would discuss the solution and the potentially available spaces with Phyllis Hobson, who owns the four townhouses. sjv Staff notes: Woodbine Financial Center Appl. requesting parking variance to Sect. 7-C & 3-A.2 to construct 108,000 s.f. office tower. Sect. 7-C requires l/300sf + 1/2 employees (360) + l /2 Woodbine provides 384 spaces Staff feels 24 spaces to accomodate 48 employees is not adequate parking for a 10 story office tower. / Proposed 300 room Hotel on adjacent lot with 47 excess parking spaces which could accomodate 94 employees. Bo+e. f'"OjE'c+~J are loe4'j de.veloro~ jC ird~, ~ 43 l ·f-lo-rt..1.. Ptt.0'11ci:.s Sect. 3-A.2 states: No part of off-street parking 300 --1-01 '1 0 -ql space required in connection with any building or use for the purpose of complying with this ordinance, shall be included as part of off-street parking similarly required for any other building or use. However: due to peak hours of operation for uses proposed on these 2 lots Hotels -weekday/weekend evenings Office -weekday days the staff would recommend granting a parking variance for the office building by allowing for shared parking between the off ice and the hotel. " 'KE.sr./aub 5 1 ODO~ f j.J t'C-•. ;n m5. 11 0 (o.:J.- /; G._0 HT I vr-.. E.. 1->A '\ w~A. ,.... (fudn;'! IZ. -~CJ.,..,, J ( ..:.au. Or FllE loo 'lo 432 . ~3 '-f 3 ..:;""' ,21 :!:>Lo Zl LO ~ IDio -~ ? 1-4 0 1 f L.. IS?'.,, 225 [Doto 3oO 1f;5~ '.).)...r,, 300 zz..s Lf-/ OTt L..) (.J_C(;)..) (-t5;D) ( Lf6o) (33') 1.:sZ 331 "" 15":> loo o 100 .'o -"' '2t;s-iwb ~o': <63 loo% v "' l (p (p 'O~a 11 ? (fl f.£-T I fl"!, .l:>o? .. l I () Io": ~ 52 ~ Staff Report to ZBA (Wood Associates) page 2 SPECIAL INFORMATION: Setbacks Required: N/A Variance Adjacent Structures: 300 room hotel proposed with 437 spaces,which allows 274 employees. Existing parking: 384 spaces proposed for the office building,which only allows for 24 employees. Parking Required: 1 space/300 sq. ft. (360 spaces) plus 1 space/2 employees. ANALYSIS: This project ls an attempt to develop a site for multiple commercial uses. This type of development often results in a more efficient utilization of land because the uses typically have different peak periods. This allows the number of parking spaces to be reduced slightly and shared among the different uses. Currently the City's Zoning Ordinance does not provide for this type of development. Due to the peak hours of operation for the uses proposed in this project (hotels typi- cally have peak periods on weekday and weekend evenings while office buildings typically require the most parking during the day on weekdays) there would appear to be no prob- lem in granting a parking variance for the proposed office building and allowing for shared parking between the office and the hotel. The parking proposed for the overall development appears to be adequate and the staff recommends approval of this request. Ordinance Intent: Provide adequate parking thus avoiding congestion and public safety hazards. Previous action on this property: None. ATTACHMENTS: Application List of Property Owners within 200 ft. Site Plan Location Map City of College Station POST OFFICE BOX 9960 11 0 1 TEXAS AVENUE 'COLLEGE STATION, TEXAS 77840-2499 April 26, 1984 MEMORANDUM TO: Phil San Angelo, Building Dept. FROM: Jane R. Kee, Zoning Official RE: Woodbine I have no problem with issuing a slab permit for the Woodbine Financial Center. However, there are several problems with the site plan which must be corrected before a building permit would be issued by this office. (1) · The number of parking spaces is short by 11 spaces. The ") 3 '-1,}f' ~ t/ exact number is very important as the ZBA granted a r)jbt '"1?<-J,,variance based on a specific number of spaces. 1!{; There are islands on the revised site grading and drainage plan which are not on the approved site plan. (3) All parking spaces are required to be 9' X 20'. Sixteen (16') foot deep spaces will not be allowed. (4) Islands must be dimensioned. A minimum 9' width is required. ~ What happened to th~ drive-thru tellers? (6) Screening fence is not indicated. (7) Any detached signage will have to be permitted separately as it is not shown on site plan and elevations are not in the plans. City of College Station POST OFFICE BOX 9960 I IOI TEXAS AVENUE COLI.EGE STATION. TEXAS 77840-2499 September 27, 1984 MEMORANDUM TO: Cathy Locke, City Attorney FROM: Jane R. Kee, Zoning Officia RE: Hilton/Woodbine Project After researching files and trying to remember events,! think that I was under the impression that the Woodbine/Hilton shared parking agreement had been executed prior to the issuance of the Woodbine building permit. This was the result of a conversation with Lowell Denton at that time. After the Woodbine permit was issued the Staff found that the agreement had been drawn up and sent to Sunbelt Hotels but no signatures had been received. Since the projects were represented together at ZBA and are so closely related(by sharing access and oarking) I requested the executed agreement prior to the Hilton permit. If you do not feel that this is appropriate I will take the following steps: ( 1) (2) (3) (4) I will issue the Hilton permit once I receive either parking agreement between the Hilton and Creekside or a revised site plan eliminating the parking encroachment. I will notify Mac Randolph of this today. I would ask you to call Cully Lipsey and try to get a feel for whether there is a chance for the shared parking agreement. I will notify (in writing) the ~loodbine and inform them that no C.O. will be issued until we have the shared parking agreement in hand or another hearing before ZBA to grant a parking variance without any cross parking agreement. Please comment. cc: Al Mayo Elrey Ash ZBA-Woodb i ne CERTIFIED P so5 548 s1a MAIL Trinity Development 4406 Carter Creek Parkway Suite 102 Bryan, TX 77801 I . I~ Zl:3A-Woodbine -~~City of College Station ~ ~ POST OFFICE BOX 9960 COLLEGE STATION, TEXAS 77840 CLAIMC• NO. DATIE \ Ii. IST NOTI , t;;. 2lllD ~ I Catlin, Brooks, Taylor 4340 Carter Creek Parkway Suite 102 Bryan, TX 77801 CAT 40 611116N1 01/11/84 h:E n .. mN TO ~:;FNDEF;.· NOT Df:-.1 . .[t.,.ii;::r<:t1E:l...F t1~:; t"1DDF~ES~:;i:::i:) l.IN(.:i[:l...F TD FDh:~-.!1~Fm C:LAIMC:HEC'K o. 0075-Z 0HOLO OAT£ SAN 12 IST NOTICE 2NO NOTICE RETUR De tac:lled fro1r1 PSFotm 384~ Oct tllao.._ -- STAFF REPORT TO: ZONING BOARD OF ADJUSTMENT DATE : January 10, 1984 FROM: Jane R. Kee, Zoning Official GENERAL INFORMATION: Applicant: Wood Associates Status of Applicant: Architect Location: (Address, Lot, Block, Subdivision) (see location map) Lot 5, Block V, University Park I I Existing Zoning: C-l General Commercial Requested Action: Variance to parking requirements for an office building . Purpose: To construct an 108,000 square foot office tower Applicable Ordinance Section: Section 7-C and 3-A .2 __:__:_.:_:_:_'-"-.:.__"'---'-'--"'-'--'--~~~~~~~~~~~~~~~ PHYSICAL CHARACTERISTICS: . i . Lot Dimensions: Utilities: Adequate -water along FedMart; sewer along rear. Access: FedMart Drive, University Drive Topography: _:..:.n~/a=--~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Existing Vegetation: __:_:n~/~a~~~~~~~~~~~~~~~~~~~~~~~~~~~ Flood Plain: Adjacent tract -Creekside Retail Center Other: ZONING BOAR D OF ADJUS TMENT Name of App li cant J w \A£X)[) ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~- Ma il ing Ad dr ess POST OFFICE BOX AR Phone -\-(~4~09J..l-)~8~4~6c-~1L7~53>.!-~~~~~~~ Location: Lot 5 Blo ck v Subdivision Lhiversity Park ~~~~~- Description, If app li cable Lot 5 Block v, Lhiversity Park, Section 2 , VollJ'Tle 532 Page 827, Richard Carter League, College Station, Texas Brazos County, Texas. Act i on Reque s ted : Pad<ing Variance Present Zo nin g of La nd in question C-1 ~-'--~~~~~~~~~~~~~~~~~~~~ App l icable ordinance secti on Ordinance 850 Page 38 7-C NAME AD DRESS (From current tax rolls, Col l ege Station Tax Assessor) -1- ZONING BOARD OF ADJUSTMENT COMPLETE THE FOLLOWING FOR A VARIANCE REQUEST. The following specific variation from the ordinance is requested: The ordinance states for an office building, 1 space per every 300 s.f. of floor area, plus 1 space per every 2 arployees and 1 loading space per 10,000 sf of floor ::pace be provided. The prq:>osed office building has 1 space per 281 s.f. of floor area. The specific variation requested is 1 space per 281 s.f. be used as a parking requirement in I ieu of the OJrrent ordinance. This variance is necessary due to the following unique and special conditions of the land not found in like districts: Based on the Hi I ton's parking lot adjoining the Financial cer:lters lot, a cross over parking agreement can be irrplemented. Since the Hilton's requirement would be largely night parking, and the financial center would be day parking, the additional spaces could be used to satis'fy any par~ing needs that might exist. This scheme could be equally beneficial to both parties. State the unnecessary hardship involved by meeting the provisions of the ordinance (other than fin a ncial). The siie of the structure in tenns of square feet wi I I be reduced and in turn reduce the height of the structure. The following alternatives to the requested variance are possible: This variance will not be contrary to the public interest by virtue of the following facts: Additional parking wi 11 be accessabl e with a cross over par~ing agreement. If any additional spaces are required the Hi I ton I ot can accanodate them. in this application are true ~d correct. ~,5M -kl-:~#\:-irL'i:~~-r-~~~--~~-~D~a~t-e-'-'----=o.~1 -=--L--~~~~- -2- • '"f'e:Z EJ!tSE IH37 ------ < CITY OF COLLEGE STATION -'«~ .'J'~~:i1;~~~\~~~·~J~_ ~ . .._ ~ .. Q.~~A• {~,a~ .. ~·"~:~r-r·i J.. • . ~ . "'·:··:~:..: · O ·BE ·OBTAINED FROM THE CITY OF COLLEGE STATION TAX OFFICE ONLY AND CERTIFIED BY .... ~~ASSESSOR'S ·OFFICE.·~ALLOW 48 HOURS FOR THE TAX OFFICE TO COMPILE THIS LIST. B11ilding Crafts, Inc JAC Deve 1 oper-s, Inc. - Trinity Development Catlin, Brooks, Taylor Caporina, Anthony Trustee Creekside Venture Sunbelt Hotels, Inc. J.W. and Anna Wood Burl McAlister ATTACH ADDITIONAL SHEETS IF NECESSARY. CERTIFICATION OF TAX ASSESSOR OR CLERK APPLICATION FEE 505 University Drive E.. College Station, Tx 1701 Southwest Pkwy, College Station, Tx 77840 4406 Carter Creek Pkwy 102, Bryan, TX 77801 4340 Carter Crk Pkwy 102, Bryan, Tx 77801 505 University Dr. St 400-, College Station, TX Rt 5, Box 931, College Station, Tx 77840 2600 Citadel Plaza Dr., Ste. 507, Houston, 77008 P.O. Box AR, College Station, Texas 77840 P.O. Box 2996 , Abilene, Texas 79604 . l ( . ITEM NO. ~ 8 3 - 4 4 9 · [ --~ A L E ;· • .. " : 8 0 0 ' .] ' CA .SE N0'83-4~0 , _ TYPE OF CASE;. PARKING PLAN LEGAL NOTICE DATE(s) TO BE PUBLISHED: d_/);t}c~.Pfl!. J~NURe'/ I/. /980 BILL TO: THE CITY OF COLLEGE STATION P. 0. BOX 9960 COLLEGE STATION, TX 77840 TO WHOM IT MAY CONCERN: ONLY -:2-- The Zoning Board of Adjustment for the City of College Station will consider a request for a variance in the name of: J: W. Wood P. 0. Box AR Said case will be heard by the Board at their regular .meeting in the Council Room, College Station City Hall, 1101 Texas Avenue at 7:00 P.M. on Tuesday, January 17, 1984. The nature of the case is as follows: Request Variance to Parking Requirements as se.t forth in Ordinance 850, Section 7-C. for the construction of an office building on Lot 5 Block V University Park Section 2 . .... , .... _,,.., ( .•. ... _. ;,..;~· · .. ·~·'· : . :. : . . .. Further information is available at ·the o fic·e ,of ,the Zoning Official of th~ C~J ~Y of Col.lege Station, "(409)696-8868. : ._,_ -: .,':(·.:.< / .·:-::<i,,.. ·}.~:·~-,~;\~ ;::: . ' .\ . -~.. . . _.--. . /f!f:~; ~~~~n~e~fficial '~ . ._j :··,':Y·:·, ... '. --·~;·-.~.·.· . , ·:· ... ··:, . : -•. .. . ·•· '_:_,_: __ ,_::_.'~~~,~-~_;. __ :_;:_·.·.·.·,· .. · .· '. ..• :t_: r .... :.~;.. ___ ._· .. ~·~ .. "_r· . . . ... . -• "': ~ .... ,....... .: ~:; -.:.:~ .. · .... ·.·:~ii . ...... .· ..... :.:_(>· . .. . ;.·; . ... · -~"!fJf/:- '1.·,.:"-.• .. . <f~::~~-. ... · ~ . . .•:i~i§;~~ ::i~;~~~~i~.ti!:;<.il~~, . : -, =---·~iii.1;_.,,.·::_. .. ~_·::...~~11..WJ_ ~-~~~-£j~~,· -~~~ .. 7,..;.,~_:r<~::k~~/ :~~!J~ .. _.:i;'-::: .. ·. . ........ -·$'~ ....... ~:tr·'~~~.:~ ~-""'· ""'-""' .. ~~ ........ ~ .. J-,.-~~~"' ~ City of College Station POST OFFICE BOX 9960 I I O I TEXAS AVENUE COLLEGE STATION, TEXAS 77840 January 9, 1984 TO WHOM IT MAY CONCERN: The Zoning Board of Adjustment for the City of College Station will consider a request for a variance in the name of: J. w. Wood P. 0. Box AR College Station, TX 77840 Said case will be heard by the Board at their regular meeting in the Council Room, College Station City Hall, 1101 Texas Avenue on Tuesday, January 17, 1984 at 7:00 P.M. The nature of the case is as fol)ows: t iii \, Request Variance to Parking :Requirements as set forth in Ordinance No. 850, Section 7-C. for the construction of an office building on , Lot 5 Block V University Park Section 2. Further information is available at the office of the Zoning Official of the City of College Station, (409)696-8868. Jane Kee Zoning Official TRANSMITTAL LETTER A/A DOCUMENT G810 PROJECT: (name, address) r TO: ATIN: L WE TRANSMIT: WOODBINE FINACIAL CENTER CITY OF COLLEGE STATION JANE KEY _J ARCHITECT'S WA#831 7 PROJECT NO: DATE: JANUARY 6 , 1984 If enclosures are not as noted, please inform us immediately. If checked below, please: ) Acknowledge receipt of enclosures. ( ) Return enclosures to us. ( X ) herewith ( ) under separate cover via ---------------......... ------ ( ) in accordance with your request FOR YOUR : -~~~~~~~~~~~~~~~~~~~~~~~~ ( ) approval ( ) review & comment ( X l use THE FOLLOWING: COPIES ( X ) Drawings ( ) Specifications ( ) Change Order DATE REV . NO. distribution to parties record Shop Drawing Prints ( ) information Samples Shop Drawing Reproducibles Product Literature DESCRIPT ION Composit on Parking Variance WoodBine Center ACTION CODE ACTION A. Action indicated on item transmitted D . For signature and forwarding as noted below under REMARKS CODE B. No action required C. For signature and return to this office COPIES TO : (with enclosures) D D D D D E. See REMARKS below Wood Associates Architects 511 University Drive #206 College Station, Texas 77840 BY: AIA DOCUMENT G810 • TRANSM ITTAL LETTER • APRIL 1970 EDITION • AIA9 • COPYRIGHT © 1970 THE AMERIC l\N INSTITUTE OF ARCHITECTS, 1785 MASSACHUSETTS AVENUE , N.W ., WASHINGTON , D .C. 20036 ONE PAGE ./ TO: 28A FROM: Jo /IL~. z.o, GENERAL INFOR MATION: STAFF REPORT App 1 i cant: ! U ooD As..: a;.14--r~..6 Status of Applicant: DATE: f-10 -EY-I Location: (Address, Lot, Block, Subdivision) ~lo+=::'.....!_-=s~~...!_l!;~'--.!...-+--~~~~':::::!--~~Jr. (t...,PL locaA-i r. ooa J I Existing Zoning: C-1 0.P!\P .Aa...Q ~MRAuiaJ.. Requested Action: \Jt'.l..-Ua"'--e. --\-p . pa .. "J --i'4 ,1-..,~W(&m~ ~ an o4jc<-- bu j/cL"*( Purpose: J J Cl QOQ f QOCO Y o}eQ Applicable Ordinance Section: 6ec:k . J-C 12.A\d 3-A.:i. PHYSICAL CHARACTERISTICS: : i · Lot Dimensions: Utilities: Access: Topography: Existing Vegetation: Flood Plain: Other: , ../ SPECIAL INFORMATION: Variance Setbacks Required: _,_~A<-.:-~~~~~~~~~~~~~~~~~~~~~~~~~­ Adjacent Structures: .?>OD l'oo rY"I U o +e ~ p.,.oposi0d.. IA.},-~ L( 3 I ~p«e~ Existing Parking: Parking Required: I? po a~/ 3oo Sf (3 (o O spc.ceo""J p l u > ( ~p a Gf?-1 2e~m p 10!.{ee ~_ Other: Existing Area of Appraised ANALYSIS: Alte r na t ive¥. ~cvtlo-~ ~ Ordinance Intent: Previous Action on Use Permit Cost of 'i - Ptoo ~de I a dt 7f:a.J~ ro 1L ·t>Lf cd ,,1-., ~ p" talc. ~o.tqL f L za.u:l~ this Property: ATTACHMENTS: ~lication ~-st of Property Owners within 200 ft. \$rte Plan i.J.&a ti on Map Other: ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ PHYSICAL CHARACrE k1 STICS: ./'fopography: Existing Vegetation: I.JM ~,~-~-,~~~~~~~~~~~~ ~ood Plain: ttJf\ aJjoceA-\---4-fo t '.,,+ -Q Ro {>-Sci.ck ~a.J G."Je<. Other: Woobl<.m €.-OFF-1<'.~ P.:,t.b€J. 6 f e_ ,,-..{,·~ µ; l .-io" ~ ,· -l-e-. . ·4At • t Staff notes: Woodbine Financial Center Appl. requesting parking variance to Sect . 7-C & 3-A.2 to construct 108,000 s.f. office tower. Sect. 7-C requires l/300sf + 1/2 employees (360) + 1 /2 Woodbine provides 384 spaces Staff feels 24 spaces to accomodate 48 employees is not adequate parking for a 10 story office tower. Proposed 300 room Hotel on adjacent lot with 47 excess " I parking spaces which could accomodate 94 employees. Bo+t', fHOj e c._7.6 a.re. b e,1 j dQ.\I e-L o pod. j t)i n-l ~, Sect. 3-A,2 states: No part of off-street parking space required in connection with any building or use for the purpose of complying with this ordinance, shall be included as part of off-street parking similarly required for any other building or use . However: due ·to peak hours of ·operation "for uses proposed on these 2 ldts f ; Hotels -weekday/weekend evenings Off ~ce -weekday days the staff would recommend granting a parking variance for the office building by allowing for shared parking between the office and the hotel. c) c) ,/ ZONING BOARD OF ADJUSTMENT FORMAT FOR POSITIVE MOTION Variances: From Section 11-B.5 I move to authorize a variance to the yard (6-G) ----- lot width (Table A) ----- -----lot depth (Table A) sign regulations (Section 8) ----- minimum setback (Table A) -----,.-"'-x parking requirements (Section 7) 3 . I V\. t'(_,, -~---__; __ __..__ ___ .;_:.. ______ ~_::;-__;;_;_~1----=""->""--:;__--'----__, 4 . /._., s. hv {41) 6. :: ---------------'-'--~-~----------------- and because a strict enforcement of the provisions of the Ordinance would result in unnecessary hardship to this applicant being: and such that the spirit of this Ordinance shall be justice done, subject to the following 1 imitatl 3. and substantial --------------------------------~ 4. --------------------------------~ This motion was made by ~ Seconded ,by ~lA:_ /..,-~----:,;-~---------- The Variance was gr~nted vote: 2-C ( ZBA Minutes 1-17-84 page 2 for the BrazosBanc sign. She further explained that the Legal Department felt that the actfon of this Board concerning that agenda item was above and beyond the legal authority of this Board. Mr. MacGilvray said he would enjoy hearing that explanation. Mr. Upham suggested that perhaps this Board should be disbanded and then Mr. Denton can sit here alone and make decisions. Mr. Wendt said that if there ls a problem, the Legal Department should be represented at the meetings and also, the attorneys should interview the Board members before overruling a decision given. Mr. MacGllvray agreed that if this Board is going astray, It should be made aware of it. Mr. Upham said that part of the City Attorne y '~ job description Is to aid and assist various Boards and Commissions. Mrs. Kee said that prior to the meeting, staff did not perceive a legal question and from that point forward, staff has been keeping in better contact before meetings. Motion carried 5-0 (unanimously). AGENDA ITEM NO. 2: Hear Vlsltors No one spoke, but Mr. MacGilvray thanked staff for including this item on the agenda. AGENDA ITEM NO. 3: Consideration of a request for variance to the parking requirements as set forth in Ordinance No. 850, Section 7-C. for the construction of an office building on Lot 5 Block V University Park Section 2. Application ls in the name of Wood Associates. Mrs. Kee explained the request ls for a parking variance as required by Section 7 in the Zoning Ordinance, but that it also applies to Section 3-A.2. of the Zoning Ordinance, and then read Section 3-A.2 , aloud as follows: 11 No part of a yard, or other open space, or off-street parking or loadihg space required about or In connection with any building or use for the purpose of complying with this ordinance, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other build- ing or use,11 She further explained that this office building project provides 384 parking spaces, 360 of which are needed to meet the parking requirements based on square footage figured at I space per 300 sq. ft., and would allow parking for only 24 employees. She stated that the parking lot at the hotel site provides 47 spaces over and above that re- quired for a hotel and the owners of both projects are proposing a cross-over parking agreement between the two projects. She informed the Board that staff believes that due to the different hours of peak operation of the two projects, It can recommend approval of a variance to the parking requirements of the office project with the provision that a cross-over parking agreement ls provided. She said that the Legal Department is research- ing this proposal now, but that there is a strong possibll ity that this might be acceptable since the two projects are under the same ownership and are being developed together. Mr. Upham pointed out that the proposed hotel is being advertised as a hotel for conven- tions, and would have an extremely large dining room. He stated that conventions are held during the day and during the week, and contends that many of the attendees of the con- ventions will be staying at other locations and not necessarily housed at this hotel, therefore they will be driving In and will require a parking space. He .s~id that he can- not see how this cross-parking agreement will work because this hotel may be full (with conventions) 5 days per week, which would be the peak hours of operation of the adjacent office building. Mrs. Kee said that according to her information, there will be some meet- ing rooms available In this hotel, plus restaurants for seating approximately 500 people, and she Is unable to project just how many people at meetings will be driving to the hotel and how many will be staying there, Mr. Upham stated that he ls only pointing out that this project is advertising Itself as a cenvention center rather than just a hotel, and this must be taken into consideration. Mr. MacGilvray asked just how many parking spaces short the office building will be and Mrs. Kee said it would be approximately 95 spaces short, as near as she can figure the l ZBA Minutes 1-17-84 page 3 number of employees who will be in the building, and 47 of these spaces can be provided at the hotel site, which would leave the office 48 sp:ices short. Mr. McGuirk asked if our Zoning Ordinance has been drawn from other models and Mrs. Kee said that in all probabi- 1 lty, It was. Mr. McGuirk asked If she was aware of any probiem~ in cities with similar ordinances, and Mrs. Kee said that in reading published material recently pertaining to this type of project, the trend seems to be leaning toward shared parking, as that better utll lzes both land and facilities. She further pointed out that our Zoning Ordinance should take Into account the possibility of mixtures of .uses with different peak hours of operation in the future. Mr. McGulrk said that he simply had no feel for an adequate number of parking spaces for . a project of this nature, and the zoning ordinance in effect does not address the issue. Mr. Mac Gllvray agreed that there are many grey areas in the ordinance, and these areas primarily are the ones this Board ls required to address, and the Board's charge is to either uphold the ordinance or to grant a variance; and the point here is that this project ls 95 spaces short, half of which can be provided next door, leaving a total shortage of approximately 48 spaces. Mr. Upham said that in his opinion this is another example of too much bu11ding on too little land. Mr. MacGilvray said the Board must consider any unique or special conditions of the land, to which Mr. Wendt speculated that there is a creek which runs between the two prajects and would exemplify a unique condition of this land as neither project can get any more land because of it. J. W. Wood .was sworn in and explained that the ordinance requires 1 parking space per 300 sq. ft. plus 1 for every 2 employees, and herein lies the problem. In an office build- ing approximately 80 % of the people in the building are employees, so he questioned just what the 1 space for each 300 sq. ft. is for. He stated that he believes this ordinance requires double parking for office buildings. He then asked if he could provide informa- tion concerning parking requirements in other cities, stating that Dallas requires 1 space per 333 sq, ft, with a crossover parking agreement for 50 % of the required spaces, if one of the projects ls closed, Mr. Upham pointed out that he said 11 closed 11 and not "during a slow period". Mr. Wood continued saying that Ft. Worth requires l space per 400 sq. ft., Houston has no ·parking requirements and leaves the number up to the people who own the building. He also ·pointed out that this is the extreme end of ' the spectrum, and that he would not advocate .this policy. C9rpus requires 1 space per 250 sq. ft. up to 20,000 sq. ft,, the~ 1 per 400 sq. ft. with shared parking allowed for up to 50 % of the required parking If It ls located within 300 i feet of the property. He said the Hilton project has 431 spaces and this project has 360 :spaces, givtng a total of 791 spaces on this block. He also said that Mr. Upham's point ''.about attendees ls well taken, and that the Hilton plans some type of shuttle 'to and from other points, Mr. MacGilvray asked if capacity of 2000 people· for the convention ·center is an accurate figure and Mr~ Wood said he really did not know now, but that he had done some of the initial ~ork on the hotel and seemed to remember that there would be approximately 500 restaurant seats. Mrs. Kee offered the Information that there would be 500 seats available in restaurants and clubs, with 5000 sq. ft, In meeting rooms. Mr. MacGllvray asked if there would be an additional banquet room and Mrs. Kee said she did not know, but perhaps It would be lumped with the meeting rooms. Mr. Upham speculated that there could be upwards to 1000 salesmen in a big room for a meeting at one time. Mr. Wendt 1 ikened that possibility to the 100 Year Flood Plain, stating that this type of convention would be one In 100, and would not be happening 5 days a week. Mr. Wood stated that the shopping center he is involved with across the street has lots of extra parking which might be used for overflow. Mr. Upham agreed that in that area, there ls probably more parking available than would be needed for a long time in the future, but that he is not sure this ls a solution. Mr. Wendt said he thinks that staff ZBA Minutes 1-17-84 page 4 has a good point concerning the different peak time uses but the Zoning Ordinance does not address this. Mr. MacGilvray said that the current ordinance was written for smaller projects and does not address this type of project, and this Board would have to make a motion to approve on unique and special conditions of the land, and is forging new ground and once again the City Attorney is not here to help. Mr. Upham said the Attorney had given the Board general guldel Ines, but now it has to forge ahead without any legal help. Mr. Wendt asked the exact location of the creek and Mr, Wood pointed it out. Mr. Mac- Gllvray asked If the creek prevents more parking spaces and Mr. Wood said yes, but for the hotel lot more than this project, and then speculated that the unique characteristic of this property ts ·the proposed plan, crossover parking (also unique) and it can work. Mr. Wendt said that in his opinion~ with the increase In land value, the ci ·ty will be faced with more of this. Mr. MacGilvray agreed, but added that the ordinance should be revised to allow this. Mr, Wood said lenders will govern requirements, and said that Aurora, Colorado requires 1 space per 500 sq. ft., but lenders are trying to get 1 per 300 sq. ·ft. nationwide. Mrs. Kee said that in her opinion, 1 per 300 sq. ft. would be ample. She then referred to Section 11.B.1 of the ordinance, and read, 11 ••• To hear and decide appeals where It Is alleged there is error in any order, requirement, decision, interpretation, or determination made by the Zoning Official in the enforcement of this ordinance" as being part of this Board's powers, further saying that Mr. Wood may be approaching this project under this section, adding that an ordinance cannot be all en- compassfng and must allow room for Interpretation. Mr. Wendt stated that the ·Board ls making an Interpretation of 1 per 300 sq. ft., plus employee parking, and that Mr. Wood ls contending that this ls a double parking requirement because 80 % of the people in the office building will be employees. Mr. Wood answered various general questions about the uses of the building, offering the information that the building will be 10 stories In height. Mr. Wagner stated that this Is the third time this Board has been faced with brand new problems, therefore the case ls a unique and special condition, but if the Board votes on this, It must carry forward the Importance of getting the ordinance changed. He went on to say that he attends a lot of conventions in his work and that most people fly in and further that he rarely has seen 2000 cars at a 2000 person convention. Mr. MacGil- vray said he would love to do a study; that he thinks there are more parking spaces in this town than there :are cars, and he thinks the current ordinance has led the City to this position, Mr. Wagner said he would like to make a motion to authorize a variance to the parking requirement (Section 7)· from the terms of this ordinance as It will not be contrary to the publ le Interest, due to the following unique and special conditions of the land not normally found In 1 ike 'distrlcts: That the development In itself represents a unique and special condition, 'there being none other like It In the City and therefore (2) no ordinance covering· parking req~irements for this type of development exists, and because a strict enforcement of the provisions of the Ordinance would result in unnecessary hard- ship to this appl leant, and such ' that the spirit of this Ordinance shall be observed and substantial justice done, subject to the following 1 imitations: There be an enforceable, shared parking agreement acceptable to the City. Motion was seconded by Mr. MacGilvray. Votes were cast and the motion carrleJ unanimously (5-0). AGENDA ITEM NO. 4: Other Business Mr. Upham made a motion that staff must address this issue and make the necessary provisions to cover the Issue In the ordinance, and until that time no other similar variances will -r t { ZBA Minutes 1-17-84 ' page 5 be heard before this Board. Mr. MacGilvray seconded this motion and after general dis- cussion concerning how this could be addressed in the ordinance, the motion carried unanimously (5-0). Mr. Wood then offered from the floor, that a good source of informa- tion concerning this is the hotel industry istelf, because they have their own standards. No further business was discussed. Mr. Wagner made a motion to adjourn with Mr. McGuirk seconding. Motion carried unanimously (5-0). APPROVED: Acting Chairman, Dan MacGilvray STAFF REPORT TO: Zoning Board of Adjustment DATE: Februar 1984 FROM: Jane R. Kee, Zoning Official GENERAL INFORMATION: Applicant: Al Gutierrez Status of Applicant: owner of Tacos Al Carbon Location: ddress, Lot, Block, Subdivision) Existing Zoning: C-1 General Commercial Requested Action: for 0 s aces side setbacks· 2 1 ft. & 11 ft. res ectively. Purpose: two stories of retail 10 6 6 s . ft.) and restaurant Applicable Ordinance Section: Table A PHYSICAL CHARACTERISTICS: . I . Lot Dimensions : Utilities: n/a -'-'-'---"-~~~~f--~~~~~~~~___,,~~~~~~~~~~~~~~~~~~~ Access: wi 11 be and an al le Topography: ---'-"n/~a'°--~-1--~~~~~~~~~~~~---~~~~~~~~~~~~~~~ Existing Vegetation: Flood Plain: Other: