HomeMy WebLinkAboutApplication • FOR OFFICE USE ONLY
(iirrff ."144 CASE NO.: 0S'3.05
DATE SUBMITTED: ( l I 1 D5
CITY OF COLLEGE STATION L ,J
Planning&Development Services ( I •. 1514 .1 y _
ZONING BOARD OF ADJUSTMENT APPLICATION
/ MINIMUM SUBMITTAL REQUIREMENTS:
fling fling Fee of$150.00.
____LyApplication completed in full.
Additional materials may be required of the applicant such as site plans, elevation drawings, sign details
and floor plans. The Zoning Official shall inform the applicant of any extra materials required.
Date of Preapplication Conference:
APPLICANT/PROJECT MANAGER'S INFORMATION (Primary Contact for the Project):
Name Natalie Thomas Ruiz, Principal, IPS Group— Planning Solutions
Street Address 511 University Drive East, Suite 211 City College Station
State Texas Zip Code 77840 E-Mail Address Natalieipsgroup.us
Phone Number (979) 846-9259 Fax Number (979) 846-9259
PROPERTY OWNER'S INFORMATION:
Name Anthony Maiors (% Phil Kirk)
Street Address 1351 Highway 6 East Bypass City College Station
State Texas Zip Code 77840 E-Mail Address
Phone Number (979) 694-2022 Fax Number (979) 693-1744
LOCATION OF PROPERTY:
Address 1351 .Lad_
Lot 1R Block 1 Subdivision High Ridge Subdivision
Description if there is no Lot, Block and Subdivision
Action Requested: (Circle One) Setback Variance Appeal of Zoning Official's Interpretation
Parking Variance Special Exception
Sign Variance Other
Current Zoning of Subject Property: C-1 General Commercial
Applicable Ordinance Section: Unified Development Ordinance, Section 7.2.H, Number of Off-Street Parking
Spaces Required
GENERAL VARIANCE REQUEST
The following specific variation from the ordinance is requested:
A parking variance request of approximately 77 spaces. The dealership currently has 496 parking spaces,
422 spaces are required by ordinance. In order to eliminate the existing satellite parking lot of 151 spaces, we
are requesting a variance of 77 spaces which would result in a total of 345 spaces required and provided.
This variance is necessary due to the following special conditions:
Special Condition Definition: To justify a variance, the difficulty must be due to unique circumstances
involving the particular property. The unique circumstances must be related to a physical characteristic of the
property itself, not to the owner's personal situation. This is because regardless of ownership, the variance will
run with the land.
Example: A creek bisecting a lot, a smaller buildable area than is seen on surrounding lots, specimen trees.
Note: A cul-de-sac is a standard street layout in College Station. The shape of standard cul-de-sac lots are
generally not special conditions.
The owner of Varsity Ford also owns the property to the north and is currently negotiating a sale to a large
retail user. There is an existing satellite parking lot located on the adjacent property that was built in 1999 with
an expansion of the body shop/service area. If additional parking is added to the site, it must be constructed
in the rear near Carter's Creek.
The unnecessary hardship (s) involved by meeting the provisions of the ordinance other than financial
hardship is/are:
Hardship Definition: The inability to make reasonable use of the property in accord with the literal
requirements of the law. The hardship must be a direct result of the special condition.
Example: A hardship of a creek bisecting a lot could be the reduction of the buildable area on the lot, when
compared to neighboring properties.
Additional parking added to the site will not resolve the overall problem with the UDO parking requirements for
motor vehicle service areas. The number of parking spaces required for the service area alone is 368 spaces
out of the 422 required. If 368 spaces are needed for this land use, that leaves only 54 parking spaces for
employee parking, customer parking, new car sales and pre-owned car sales. The parking requirement of
1/100 square feet of service area is much too high for this dealership.
The following alternatives to the requested variance are possible:
Amend the City of College Station's Unified Development Ordinance (UDO) to lower the parking requirements
for motor vehicle service areas. Our research shows that College Station has the highest parking requirement
for motor vehicle service in the state of Texas. (See Exhibit "A".) The owner has also explored the
possibilities of adding more parking along the rear of the property. However, the construction would require
filling a portion of the Carter Creek floodplain area which is shown to be preserved on the City's Greenways
Master Plan. In addition, if more parking is added to the site, it will not be utilized and will only add to the large
expanse of concrete on the site.
This variance will not be contrary to the public interest by virtue of the following facts:
There is more than adequate parking on the site. During peak operating times, more than 30% of the parking
lot is vacant. In order to make the parking lot look full from the Highway 6 Frontage Road, each pre-owned
car for sale is parked in two parking spaces.
The app ant has prepared this application and certifies that the facts stated herein and exhibits attached
hereto . - tr -, ect and corn.lete.
DIV A.
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Sign:ture and Title Date