Alabama Shepherd Square: Retail Center At 3101-3111 South Shepherd Dr.

[IntheKnowHouston]

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. 
   

[Amlaham]

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? 

[IntheKnowHouston]

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.

[hindesky]

This was approved by the Planning Commission.

[hindesky]

Architect - https://www.brettzamoredesign.com

https://www.instagram.com/brettzamoredesign/?hl=en

[IntheKnowHouston]

 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

[hindesky]

[hindesky]

Demo the last remaining building behind the old Thai Pepper.

[hindesky]

[hindesky]

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.

 

[hindesky]

New banner on the front.

Edited March 31 by hindesky

[hindesky]

Building a stormwater retention structure in the back lot that will become parking.

[IntheKnowHouston]

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

[hindesky]

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.