Planning Commission Denies Riverside Variances
March 01, 2007 21:44 Filed in: Development Watch
Ever since the Hyatt hotel was built on the south shore of Town Lake, neighborhood groups have mobilized to limit development south of the lake. This week, in a marathon planning commission that lasted until 2:30AM, the commission recommended that the city counsel deny variances for two high profile "South Lake" projects.
The first project is a gargantuan condo and apartment development proposed by Cypress Real Estate Advisors on 50-acres along East Riverside Drive. In the meeting, the commission recommended that the project be limited to 1,800 units --- 30% fewer units than were requested by the developer. While they were at it, they also recommended that the developers shift the proposed development mix from 96% residential to 80% residential. They also denied a request for an impervious cover variance that would allow them to build on more of the lot. So, if the project proceeds as planned, it would be amended to have fewer units, underground parking, and additional ground-floor retail or office space. While it's hard to assess whether the number of units is fair - it's a crazy number of units - the impervious cover requirements and retail requests seem to make sense for any project near downtown -- the question is how these requirements will effect the economics of the project and Cypress' plan to proceed with the development.
In a second vote, the commission denied a request by Constellation Development Group for an impervious cover variance for it's 364 unit development just east of I-35 on the south shore of Town Lake. Constellation, an Australian firm which has developed some very cool modern projects (examples), had attempted to get a variance by building green roofs that were fully landscaped.
Behind both votes is a community movement to limit development on East Riverside where the commission agreed that there are not enough roads, parks, and infrastructure for the number of proposed residents. The bottom line is that while their is a broad consensus for dense development downtown, the commission is not quite ready to extend the boundaries to adjacent areas. While the only vote that matters is that of the City Council, the commission is clearly worried that variances will set a bad precedent for the next generation of projects.
The first project is a gargantuan condo and apartment development proposed by Cypress Real Estate Advisors on 50-acres along East Riverside Drive. In the meeting, the commission recommended that the project be limited to 1,800 units --- 30% fewer units than were requested by the developer. While they were at it, they also recommended that the developers shift the proposed development mix from 96% residential to 80% residential. They also denied a request for an impervious cover variance that would allow them to build on more of the lot. So, if the project proceeds as planned, it would be amended to have fewer units, underground parking, and additional ground-floor retail or office space. While it's hard to assess whether the number of units is fair - it's a crazy number of units - the impervious cover requirements and retail requests seem to make sense for any project near downtown -- the question is how these requirements will effect the economics of the project and Cypress' plan to proceed with the development.
In a second vote, the commission denied a request by Constellation Development Group for an impervious cover variance for it's 364 unit development just east of I-35 on the south shore of Town Lake. Constellation, an Australian firm which has developed some very cool modern projects (examples), had attempted to get a variance by building green roofs that were fully landscaped.
Behind both votes is a community movement to limit development on East Riverside where the commission agreed that there are not enough roads, parks, and infrastructure for the number of proposed residents. The bottom line is that while their is a broad consensus for dense development downtown, the commission is not quite ready to extend the boundaries to adjacent areas. While the only vote that matters is that of the City Council, the commission is clearly worried that variances will set a bad precedent for the next generation of projects.