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HomeMy WebLinkAboutCorrespondencePage 1 of 1 Molly Hitchcock - Terrace Pines Parking Plan From: "Joel J. Mitchell" <joelgmitchellandmorgan.com> To: <mhitchcockgcstx.gov> Date: 11/2/2004 2:08 PM Subject: Terrace Pines Parking Plan CC: "Marc Caldwell" < mtcaldwell (a,lankfordinterests.com> Molly Thank you for reviewing and commenting on the parking plan so quickly. Per your comments I moved building #22 back to provide more space for parking, but I was not able to move building #6 because of the detention pond grading. I have adjusted the "additional parking layout" to show all required end islands and handicap parking spaces. I hope that this satisfies the requirements for the "alternate parking plan." This drawing will print at 11x17 using the attached ".pdf' file. Please contact me if you need anything else. Thank You Joel J. Mitchell, P.E. Mitchell & Morgan, LLP 511 University Drive, Suite 204 College Station, Texas 77840 Phone: (979) 260 -6963 Fax: (979) 260 -3564 or email: joel @mitchellandmorgan.com web: http: / /www.mitchellandmorgan.com file:HC:\ Documents %20and %20Settings \mhitchcock \Local %20Settings \Temp \GW } 00001 r46- 11/3/2004 College Station Terrace Pines Apartment Homes, LP August 25, 2004 The City of College Station Zoning Board of Adjustment PO Box 9960 College Station, TX 77842 Dear ZBA Board Members, Terrace Pines Apartment Homes (Terrace Pines) is a unique development for College Station. This development is being designed and developed strictly for the elderly; age restricted to 55 years of age or older. It will consist of 100 units (56 one bedroom and 44 two bedroom units). An executed and recorded funding agreement between the developer owner, College Station Terrace Pines Apartment Homes, LLC and the Texas Department of Housing and Community Affairs will require (and assure), that the development will remain both affordable and elderly development for a minimum of 40 years. Lankford Interests, LLC and the development team have completed several comparable developments in other communities and have experience with the management of these facilities. Because of that experience and the desire to provide the highest quality, most aesthetic and livable community, we respectfully request the board's favorable consideration regarding the following variances to the Unified Development Ordinance (UDO): PARKING VARIANCE DATA As mentioned above in designing and developing these elderly properties, it has been our experience, that elderly residents of a restricted income development have a much lower automobile ownership ratio than the residents of a more typical family market development. This request for a parking space variance for Terrace Pines is based on historical data from a similar elderly development in Killeen, Texas. The Veranda at Twin Creek (The Veranda) is owned and operated by the same development team for Terrace Pines. The Veranda is an 88- unit elderly development made up of 56 2- bedroom units and 32 1- bedroom units. The Veranda was designed with 156 vehicle parking spaces. Although the Veranda is 100% leased, there are only approximately 35 vehicles owned by Veranda residents. Obviously, this results in many unused parking spaces. Because of the Krenek Tap beautification efforts put forth by the City, the development team at Lankford Interest and the College Station Community Development are particularly focused on making Terrace Pines as aesthetically pleasing as possible. These efforts include incorporating large green spaces, walking trails, park benches, and a professional landscape design that utilizes a tree survey, so that as many of the mature native trees as possible can be saved. Obviously additional green landscaping versus un- utilized parking spaces (i.e. concrete) is much more desirable use of this space. 4900 Woodway, Suite 750 Houston, Texas 77056 713 - 626 - 9655713- 6214947 fax College Station Terrace Pines Apartment Homes, LP Therefore, in light of the historical experience from the Veranda, and in the spirit of beautification, we would respectfully request a variance from 1.5 parking spaces per bedroom, to 1.5 parking spaces per unit. The ratio of utilized parking spaces to the number of units at the Veranda is 35/88 or approximately 40% utilization. The current UDO would require 216 parking spaces or 2.16 spaces per unit. We would respectfully request a variance from the current UDO requirement to 150 parking spaces for the 100 units, or a ratio of 150% for Terrace Pines. DUMPSTER VARIENC DATA As is in the case above, it is the experience of the development team that elderly residents of a restricted income development have much less of a need for trash collection than do the residents of a more typical family market development. This request for a dumpster variance for Terrace Pines is also based on historical data from the Veranda. Most multi - family developments consist of a number of three bedroom units and possibly even four bedroom units, and the probability is that all bedrooms are occupied. We have found this not to be the case in an elderly development. Our experience shows that a majority of the units in an elderly development, will be occupied by a single resident (regardless of the unit bedroom number). At the Veranda, 75 of the 88 units, or 85 %, are single resident units. So, the ratio of residents per unit in a family development, which the UDO has been written to accommodate, creates a much greater trash collection requirement than the ratio at an elderly development. Therefore, the need for trash collection will be substantially reduced. Also, unnecessary additional dumpsters on the property would negatively impact the beautification efforts being implemented. Additional dumpster enclosures would take away from the aesthetics of the property. The current UDO would require 6.25 dumpsters for Terrace Pines. We would respectfully request a variance from the current UDO requirement of 6.25 dumpsters to a total of 4 dumpsters. The ownership and management of Terrace Pines will absolutely and enthusiastically agree to monitor the possible need for both additional parking and/or dumpsters in the future and the site plan will be designed accordingly. 1viauld8r'1 l7r College Station Terrace Pines Apartment Homes, L.P. 4900 Woodway, Suite 750 Houston, Texas 77056 713 - 626 - 9655713- 6214947 fax August 25, 2004 City of College Station Zoning Board of Adjustment PO Box 9960 College Station, TX 77842 To Whom It May Concern, This letter is being written to certify that Terrace Pines Apartment Homes in College Station, Texas, TDHCA #04018, is being designed and developed strictly for the elderly, and will be restricted to eligible residents 55 years of age or older. Furthermore, the development will retain this age restriction for a minimum of 40 years. Sincerely, 'r�G. Ben Sheppard Housing Specialist Multifamily Finance Production Texas Department of Housing and Community Affairs Telephone: (512) 475 -2122 Facsimile: (512) 475 -0764