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Deborah Grace - Westfield Village Phases 4 and 5
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From: Carol Cotter
To: Deborah Grace
Date: 1/19/2006 6:52:04 PM
Subject: Westfield Village Phases 4 and 5
CC: daleb @mcclurebrowne.com
Parkland dedication is only for Development Fee of $358 /lot: Phase 4( @79 lots)= $28,282; Phase 5( @35 lots)
= $12,530.
file: / /C: \Documents and Settings \dgrace \Local Settings \Temp \GW }00001.HTM 1/20/2006
m iff McCLUI. & BROWNE ENGINEERINC 1URVEYING, INC.
1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845
(979) 693 -3838 • Fax (979) 693 -2554 • Email: mcclurebrowne @verizon.net
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June 28, 2005 �., SA\
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Mrs. Carol Cotter
City of College Station
P.O. Box 9960
College Station, Texas 77842
Re: Westfield Village, Phases 4 & 5 — Variance Request for Alley Widths
Dear Carol:
The developer of Westfield Village, Phases 4 & 5 requests that a variance be granted to the
Subdivision Ordinance regarding the width of alleys in these two phases. The ordinance currently
requires that paved alleys be 20 feet wide in a 24 foot right -of -way, but we are requesting that a 12
foot wide alley in a 25 foot right -of -way be allowed. The primary reason for making this request is
to take advantage of a rule that is about to be implemented by the City Council in which 12 foot wide
alleys will become the standard width. This rule change is part of an overall revision to the City's
design standards in which many changes will be made. Its approval is anticipated in the next few
weeks.
The variance process requires the Planning & Zoning Commission to find in favor of four
issues before the variance can be approved. I will attempt to address these four issues below.
1. That there are special circumstances or conditions affecting the land involved such that strict
application of the provisions of this chapter will deprive the applicant of the reasonable use
of his land.
Response: The special circumstance that will deprive the applicant of reasonable use of his
land is the impending change to the geometric design criteria. The staff's of both Bryan and
College Station, along with the local development community, have developed these new
guidelines and agreed that they are appropriate for this type of application. Strict application
of this rule will decrease the amount of area behind each home that can be used for lawns or
plantings that are common on other similar rights -of -way. It will also negatively impact the
economics of the development and give competitive advantages to other developers who are
not required to install the wider alleys following the anticipated rule change.
2. That the variance is necessary for the preservation and enjoyment of a substantial property
right of the applicant.
Response: Westfield Village, Phases 1 through 5 are all part of a Planned Development that
has many common area features for the benefit of the property owners who live there. These
Mrs. Carol Cotter
Westfield Village, Phases 4 & 5
Page 2
include landscaped walking trails and greenways that are intended to enhance the quality of
life in the development. All of these improvements were agreed to with the city staff during
the initial planning stages of the project. The increased pavement width of these alleys
diminishes this "green" concept that was planned into the project from its inception without
providing any significant benefit for the public.
3. That the granting ofthe variance will not be detrimental to the public health, safety, or welfare,
or injurious to other property in the area, or to the city in administering this chaper.
Response: The original intent of the wider pavement was to allow access for fire fighting
equipment in these alleys. However, during the development ofthe new design guidelines, the
staffs in both Bryan and College have agreed that access for fire fighting equipment is available
on the public streets in the front of these homes, just as it is for homes where there are no
alleys. Therefore, the wider alleys are not necessary for fire fighting equipment. There are no
other detriments to the public health, safety, or welfare, nor will the variance be injurious to
other property in the area.
4. That the granting of the variance will not have the effect of preventing the orderly subdivision
of other land in the area in accordance with the provisions of this chapter.
Response: The staff at the City of College Station has already agreed that the 12 foot wide
alley is acceptable and will be recommending its adoption to the City Council. This variance
simply allows that rule to be implemented before its formal adoption. It will not have any
negative effect on the orderly subdivision of other land in the area.
On behalf of the developer, I ask that you forward this variance request to the Planning and
Zoning Commission to be considered with the final plats for Phases 4 and 5. I also ask for your
support in approval of this variance request for the reasons outlined above. Enclosed is a check for
$100 as required for such variances. As always, I will be happy to answer any questions you have
regarding this project. Thank you.
Sincerely,
Kent Laza, P.E.
Project Administrator
xc: Randy French
enclosure
McCLURE & BROWNE ENGINEERING /SURVEYING, INC.
1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845
(979) 693 -3838 • Fax (979) 693 -2554 • Email: McClureBrowne@Verizon.net
• 4 P 1
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June 17, 2005 ��—
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Bridgette George b
Development Coordinator
City of College Station
Post Office Box 9960
College Station, TX 77842
Re.: Westfield Village, Phase 4 (FP) — Final Plat
MBESI Job #: 1053 -0004
Dear Bridgette:
Below is the summary of the revisions made per the staff's comments.
ENGINEERING:
1. The 15' H.O.A.E. along Eagle Avenue does not contain any utility.
2. Duly noted.
PLANNING:
1. This point has been clarified on the Plat with Note #2.
2. Duly noted.
Attached you should find Two (2) 24 "x36" and Ten (10) 11 "x17" copies of the revised
final plat. One (1) Mylar original of the revised final plat and Parkland Dedication fees
will be submitted prior to the filing of the final plat. One (1) copy of the digital file has
been submitted to Nanette Manhart (nmanhart@cstx.gov).
Very truly yours,
4 7 itkettid<Z/A€4,&—
Michael R. McClure, P.E., R.P.L.S.
MRM /gsm
MB MCCLtTRE & BROWNE ENGINEERI Nn--
1008 Woodcreek Drive, Suite 103 • College Station, Texas 77845
(979) 693 -3838 • Fax (979) 693 -2554 • Email: McClurcBrowne @Verizon.net °IrG
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June 17, 2005
Bridgette George
Development Coordinator
City of College Station
Post Office Box 9960
College Station, TX 77842
Re.: Westfield Village, Phase 4 (FP) — Final Plat
MBESI Job #: 1053 -0004
Dear Bridgette:
Attached please find Two (2) 24 "x36" and Ten (10) 11"x17" copies of the revised final
plat for the above named project. These revisions include the addition of common areas
to the CROWN RIDGE COURT and BRIDGEBERRY COURT right -of -ways as
discussed with Mrs. Carol Cotter.
These copies will replace the ones submitted to you on June 17, 2005.
Should you have any questions, please do not hesitate to call.
Very truly yours,
s
Michael R. McClure, P.E., R.P.L.S.
MRM /gsm