IntheKnowHouston Posted October 2, 2023 Share Posted October 2, 2023 6 minutes ago, IntheKnowHouston said: The subdivision plat Dearborn Place Partial Replat No. 2 is on the agenda for this week's planning commission meeting. Developers are seeking a variance request. Below are the properties associated with the plat: 3101 S Shepherd Dr - site of retail center Alabama Shepherd Square (3101-3111 S Shepherd Dr) 2049 W Alabama St - previously home to local Thai restaurant Thai Pepper 2045 W Alabama St Details pertaining to the proposed plat: ...A partial replat of “Dearborn Place” subdivision, being Lots 1,2,3 and a portion of lot 4, in Block 1, as recorded in Volume 6, Page 58 of the Harris County Map Records. The property is located at the southeast intersection of S. Shepherd Drive and W. Alabama Street. The purpose of the replat is to create one unrestricted reserve. There's an upcoming public hearing for a variance request related to the Dearborn Place Partial Replat No. 2 subdivision plat. It's on the agenda for this week's planning commission meeting. Developers are seeking a variance request for a "conditional R.O.W. dedication along Shepherd Drive." The plat consists of the following parcels: 3101 S Shepherd Dr - site of retail center Alabama Shepherd Square (3101-3111 S Shepherd Dr) 2049 W Alabama St 2045 W Alabama St Below are details pertaining to the variance request from documents included in the agenda. Specific Variance is being sought and extent of variance: Conditional R.O.W. dedication along Shepherd Drive Chapter 42 Section: 121 Chapter 42 Reference: The applicant shall dedicate to the public the right-of-way for any street or alley designated in a subdivision plat as a public right-of-way in accordance with the requirements of this chapter and applicable state law. Statement of Facts (1a) The imposition Of the terms, rules, conditions, policies and standards Of this chapter would create an undue hardship by depriving the applicant of the reasonable use of the land; OR The intent of the current phase of the development is only to renovate and modernize the existing structure and maintain the existing sign and parking lot along Shepherd Drive. Shepherd Drive was completely reconstructed in 2023. There are no current plans to reconstruct or widen Shepherd Drive yet again. Further, to widen Shepherd Drive again would require a multitude of properties to dedicate as well, which could potentially take decades. The dedication of land to Shepherd today would be an undue hardship for the property owner today as the additional 5-foot would remain unused by the city, potentially indefinitely. Denying use of the 5-foot strip to be dedicated along Shepherd Drive would also effectively eliminate 11 existing parking spaces in a neighborhood where parking is a scarce commodity, and slow down the continued beautification of the iconic neighborhood. Additionally, the property's existing pylon sign is located within the dedication area. Denial of use would create an undue hardship today by forcing the owner to relocate the sign when there are no plans for construction in the dedication area. (2) The circumstances supporting the granting of the variance are not the result of a hardship created or imposed by the applicant; Shepherd Drive was recently reconstructed and widened, and there are no existing plans to reconstruct or widen Shepherd Drive again. The denial of use of the strip to be dedicated would leave the land unused for an extended period. Furthermore, denying use of the 5-foot strip to be dedicated would also effectively eliminate 11 existing parking spaces in an area where parking is already scarce. The intent Of this variance is to maintain the trendy, pedestrian friendly environment of the beloved neighborhood. The variance will help achieve this by allowing the developer to modernize and beautify the neighborhood in a way that will appeal to the eye of the neighbors and guest of the neighborhood. The developer will be renovating the existing building, and creating a communal space that can be enjoyed by the whole of the community. (3) The intent and general purposes Of this chapter will be preserved and maintained; The intent and general purpose of this chapter will be preserved and maintained in that construction on this section of Shepherd Drive was recently completed. This variance would only allow continued use of the strip to be dedicated until such time as Shepherd Drive is to be widened again. (4) The granting Of the variance will not be injurious to the public health, safety or welfare; Allowing this variance will not be injurious to the public health, safety, or welfare of the residents of the area. This variance would allow the developer to beautify the neighborhood, create an attractive communal space, while maintaining the walkable feel of the area, and continue to provide adequate parking in an area where parking is scarce. Quote Link to comment Share on other sites More sharing options...
Amlaham Posted October 2, 2023 Share Posted October 2, 2023 6 hours ago, IntheKnowHouston said: There's an upcoming public hearing for a variance request related to the Dearborn Place Partial Replat No. 2 subdivision plat. It's on the agenda for this week's planning commission meeting. Developers are seeking a variance request for a "conditional R.O.W. dedication along Shepherd Drive." The plat consists of the following parcels: 3101 S Shepherd Dr - site of retail center Alabama Shepherd Square (3101-3111 S Shepherd Dr) 2049 W Alabama St 2045 W Alabama St Below are details pertaining to the variance request from documents included in the agenda. Specific Variance is being sought and extent of variance: Conditional R.O.W. dedication along Shepherd Drive Chapter 42 Section: 121 Chapter 42 Reference: The applicant shall dedicate to the public the right-of-way for any street or alley designated in a subdivision plat as a public right-of-way in accordance with the requirements of this chapter and applicable state law. Statement of Facts (1a) The imposition Of the terms, rules, conditions, policies and standards Of this chapter would create an undue hardship by depriving the applicant of the reasonable use of the land; OR The intent of the current phase of the development is only to renovate and modernize the existing structure and maintain the existing sign and parking lot along Shepherd Drive. Shepherd Drive was completely reconstructed in 2023. There are no current plans to reconstruct or widen Shepherd Drive yet again. Further, to widen Shepherd Drive again would require a multitude of properties to dedicate as well, which could potentially take decades. The dedication of land to Shepherd today would be an undue hardship for the property owner today as the additional 5-foot would remain unused by the city, potentially indefinitely. Denying use of the 5-foot strip to be dedicated along Shepherd Drive would also effectively eliminate 11 existing parking spaces in a neighborhood where parking is a scarce commodity, and slow down the continued beautification of the iconic neighborhood. Additionally, the property's existing pylon sign is located within the dedication area. Denial of use would create an undue hardship today by forcing the owner to relocate the sign when there are no plans for construction in the dedication area. (2) The circumstances supporting the granting of the variance are not the result of a hardship created or imposed by the applicant; Shepherd Drive was recently reconstructed and widened, and there are no existing plans to reconstruct or widen Shepherd Drive again. The denial of use of the strip to be dedicated would leave the land unused for an extended period. Furthermore, denying use of the 5-foot strip to be dedicated would also effectively eliminate 11 existing parking spaces in an area where parking is already scarce. The intent Of this variance is to maintain the trendy, pedestrian friendly environment of the beloved neighborhood. The variance will help achieve this by allowing the developer to modernize and beautify the neighborhood in a way that will appeal to the eye of the neighbors and guest of the neighborhood. The developer will be renovating the existing building, and creating a communal space that can be enjoyed by the whole of the community. (3) The intent and general purposes Of this chapter will be preserved and maintained; The intent and general purpose of this chapter will be preserved and maintained in that construction on this section of Shepherd Drive was recently completed. This variance would only allow continued use of the strip to be dedicated until such time as Shepherd Drive is to be widened again. (4) The granting Of the variance will not be injurious to the public health, safety or welfare; Allowing this variance will not be injurious to the public health, safety, or welfare of the residents of the area. This variance would allow the developer to beautify the neighborhood, create an attractive communal space, while maintaining the walkable feel of the area, and continue to provide adequate parking in an area where parking is scarce. I'm a little confused, how are they planning on beautifying the neighborhood and create a walkable/ attractive communal space by requesting that they keep their parking lot as is? Are they planning on doing something in the back? or move parking to the back and create something in the front? 1 Quote Link to comment Share on other sites More sharing options...
IntheKnowHouston Posted October 3, 2023 Share Posted October 3, 2023 10 hours ago, Amlaham said: I'm a little confused, how are they planning on beautifying the neighborhood and create a walkable/ attractive communal space by requesting that they keep their parking lot as is? Are they planning on doing something in the back? or move parking to the back and create something in the front? I do not know. Maybe someone with knowledge of this development will be able to offer a little insight. 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted October 5, 2023 Author Share Posted October 5, 2023 This was approved by the Planning Commission. 3 Quote Link to comment Share on other sites More sharing options...
hindesky Posted December 19, 2023 Author Share Posted December 19, 2023 Architect - https://www.brettzamoredesign.com https://www.instagram.com/brettzamoredesign/?hl=en 1 Quote Link to comment Share on other sites More sharing options...
IntheKnowHouston Posted December 20, 2023 Share Posted December 20, 2023 (edited) A plumbing permit was filed yesterday for 3109 S Shepherd Dr. Details from the permit: Use: 1,270 sf retail remodel 1-1-2-M-B '15 IBC FCC Group: Non-residential alteration 3109 S Shepherd Dr is one of the units in in Alabama Shepherd Square. According to the permit, Hardwood Bargains will be located in the 3109 S Shepherd Dr unit. Hardwood Bargains is/was located a few units down at 3101 S Shepherd Dr. The permit seems to indicate it's relocating to 3109 S Shepherd Dr. Other permits related to 3101 S Shepherd Dr lists local restaurant Pacific Coast Tacos opening in the space. Edited December 20, 2023 by IntheKnowHouston 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted March 12 Author Share Posted March 12 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted March 15 Author Share Posted March 15 Demo the last remaining building behind the old Thai Pepper. 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted March 18 Author Share Posted March 18 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted March 28 Author Share Posted March 28 Hardwood Bargains moved down a couple doors so Pacific Coast Tacos could take over their old location. The Wescott St. location of Pacific Coast seems to do well, every time I go by there are a lot of cars. The building behind this shopping center is gone. 1 Quote Link to comment Share on other sites More sharing options...
hindesky Posted March 31 Author Share Posted March 31 (edited) New banner on the front. Edited March 31 by hindesky Quote Link to comment Share on other sites More sharing options...
hindesky Posted April 15 Author Share Posted April 15 Building a stormwater retention structure in the back lot that will become parking. Quote Link to comment Share on other sites More sharing options...
IntheKnowHouston Posted April 20 Share Posted April 20 (edited) On 9/19/2023 at 11:23 AM, IntheKnowHouston said: A Texas Department of Licensing and Regulation (TDLR) filing was submitted today for Pacific Coast Tacos. The local restaurant is to open a third location at 3101 S Shepherd Dr. It's taking over the space occupied by Hardwood Bargains in Alabama Shepherd Square. Below are details pertaining to Pacific Coast Tacos' forthcoming location from the filing: Estimated Start Date: October 31, 2023 Estimated Completion Date: November 30, 2023 Estimated Cost: $400,000 Type of Work: Renovation/Alteration Scope of Work: Interior remodel for new restaurant Square Footage: 2,587 sf https://www.tdlr.texas.gov/TABS/Search/Project/TABS2024001207 On 9/19/2023 at 11:48 PM, IntheKnowHouston said: Following the filing of an architectural barriers project with the Texas Department of Licensing and Regulation (TDLR), there is a plan review fee permit for Pacific Coast Tacos. The permit was filed today. Known for its "Pacific Rim and Baja-inspired cuisine", Pacific Coast Tacos plans to open a third restaurant at 3101 S Shepherd Dr. On 3/11/2024 at 11:44 PM, hindesky said: A mechanical permit was purchased yesterday for 3101 South Shepherd Dr. Details from the permits: Use: 2,586 sf convert retail to restaurant 1-1-5-A2-B '15 IBC Spk FCC Group: Non-residential alteration The permit is for a forthcoming outpost of Pacific Coast Taco. The locally-owned restaurant is known for its "Pacific Rim and Baja-inspired cuisine." Pacific Coast Tacos has two other locations: One in Sugar Land (1525 Lake Pointe Parkway, Suite 600) and another in Houston (6329 Washington Ave.) Edited April 20 by IntheKnowHouston Quote Link to comment Share on other sites More sharing options...
hindesky Posted April 24 Author Share Posted April 24 The guy whose company supplies and installs these stormwater systems was there and I talked to him. This typer is good to use under parking lots. They also did these at Artistry Design District apartments on 12th St. and are doing the projects on Minimax St. that Urban Air/Goldfish is being built and many others using this product. Quote Link to comment Share on other sites More sharing options...
hindesky Posted September 6 Author Share Posted September 6 Worker inside didn't know when it would open. 1 Quote Link to comment Share on other sites More sharing options...
IntheKnowHouston Posted September 11 Share Posted September 11 Several interior sign permits were purchased yesterday for 3101 S Shepherd Dr: Sign plan review Sign site inspections Details from the permits: Use: New wall 30 X 1 Pacific Coast Tacos w/stars FCC Group: On premise; new sign; wall; internal light Locally-owned restaurant Pacific Coast Tacos is opening in this unit. The eatery's latest location is within Alabama Shepherd Square. Sign plan review Sign site inspections Quote Link to comment Share on other sites More sharing options...
IntheKnowHouston Posted September 19 Share Posted September 19 (edited) On 9/11/2024 at 3:14 AM, IntheKnowHouston said: Several interior sign permits were purchased yesterday for 3101 S Shepherd Dr: Sign plan review Sign site inspections Details from the permits: Use: New wall 30 X 1 Pacific Coast Tacos w/stars FCC Group: On premise; new sign; wall; internal light Locally-owned restaurant Pacific Coast Tacos is opening in this unit. The eatery's latest location is within Alabama Shepherd Square. Sign plan review Sign site inspections Additional sign permits were purchased yesterday for 3101 S Shepherd Dr: Sign construction Sign operating Signs electrical installation permit Details from the permits: Use: N3 Illum 1FC 30 X 2 X 12 Pacific Coast Tacos FCC Group: High technology sign Pacific Coast Tacos is opening in this unit. The eatery's latest location is within Alabama Shepherd Square. Sign construction Sign operating Signs electrical installation permit Edited September 19 by IntheKnowHouston Quote Link to comment Share on other sites More sharing options...
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