Brickyard Development - 5020 Acorn St.

[hindesky]

I find this proposed plat intriguing. It 38.178 acres and Acme Brick has a sales offices here. I could see it being either single family homes, multifamily or townhomes using Acme Bricks. It was presented once before the Planning Commission but can't remember if it was withdrawn by the developer.

[IntheKnowHouston]

36 minutes ago, hindesky said:

It was presented once before the Planning Commission but can't remember if it was withdrawn by the developer.

You're right. A variance request for the proposed Brickyard Development subdivision was on the Planning Commission's November 16 agenda. As you noted, it's on the 5020 Acorn St parcel.


Below is the text from the notice of variance letter sent to area residents in October:

The Planning and Development Department has received a subdivision plat application with a variance
request for a property located at the southeast intersection of Hardway Street and April Lane, south of
Pinemont Drive and east of Antoine Drive.

...Landpoint, the applicant, has filed the request on behalf of the developer of the subject site. The applicant
is requesting a variance to exceed intersection spacing by not extending, nor terminating with a cul-de-sac
Costa Rica Street.


Link to the November 16 agenda:

https://storage.googleapis.com/document-uploads-001/uploads/video/agenda_file/281379/11-16_HoustonPC.pdf 

[IntheKnowHouston]

11 hours ago, hindesky said:

Google Earth image of the 5020 Acorn St parcel currently. The parcel's outlined boundaries are approximate.



 

[IntheKnowHouston]

12 hours ago, hindesky said:

I find this proposed plat intriguing. It 38.178 acres and Acme Brick has a sales offices here. I could see it being either single family homes, multifamily or townhomes using Acme Bricks. It was presented once before the Planning Commission but can't remember if it was withdrawn by the developer.

 

11 hours ago, IntheKnowHouston said:

A variance request for the proposed Brickyard Development subdivision was on the Planning Commission's November 16 agenda. As you noted, it's on the 5020 Acorn St parcel.


Below is the text from the notice of variance letter sent to area residents in October:

The Planning and Development Department has received a subdivision plat application with a variance
request for a property located at the southeast intersection of Hardway Street and April Lane, south of
Pinemont Drive and east of Antoine Drive.

...Landpoint, the applicant, has filed the request on behalf of the developer of the subject site. The applicant
is requesting a variance to exceed intersection spacing by not extending, nor terminating with a cul-de-sac
Costa Rica Street.


Link to the November 16 agenda:

https://storage.googleapis.com/document-uploads-001/uploads/video/agenda_file/281379/11-16_HoustonPC.pdf 

Below is text regarding the specific variance request for the proposed Brickyard Development subdivision plat. The text is from the application developers submitted to the Planning Commission. 5020 Acorn St is the specified property.


 

(Sec. 42-47 and Sec. 42-81)

Specific Variance is being sought and extent of variance:
To exceed intersection spacing by not extending nor terminating in a cul-de-sac Costa Rica Street.

Chapter 42 Section: 42-128 & 134

Chapter 42 Reference:
a) Each class III plat and each general plan that shows local streets shall provide for internal circulation by meeting either of the following requirements: (1) Each local street shall intersect with a street that meets the requirements of subsection (b) at least every 1,400 feet; or Sec. 42-134. - Street extension. (a) A public street that terminates at the boundary of a plat previously approved by the commission without means of a vehicular turnaround shall be extended into the adjacent property at the time the adjacent property is platted unless: (1) The existing stub street is a local street and is not designated as a collector or major thoroughfare on the major thoroughfare and freeway plan; (2) The existing stub street is not shown as a through street on a current general plan approved by the commission for the subdivision in which the existing street is located or the subdivision that is the subject of the application; (3) The existing stub street is only one lot in depth; (4) The proposed subdivision will not extend residential development; and (5) The extension of the street is not required to meet the intersection spacing requirements of this chapter.

[IntheKnowHouston]

 

13 hours ago, hindesky said:

I find this proposed plat intriguing. It 38.178 acres and Acme Brick has a sales offices here. I could see it being either single family homes, multifamily or townhomes using Acme Bricks. It was presented once before the Planning Commission but can't remember if it was withdrawn by the developer.

 

12 hours ago, IntheKnowHouston said:

A variance request for the proposed Brickyard Development subdivision was on the Planning Commission's November 16 agenda. As you noted, it's on the 5020 Acorn St parcel.


Below is the text from the notice of variance letter sent to area residents in October:

The Planning and Development Department has received a subdivision plat application with a variance
request for a property located at the southeast intersection of Hardway Street and April Lane, south of
Pinemont Drive and east of Antoine Drive.

...Landpoint, the applicant, has filed the request on behalf of the developer of the subject site. The applicant
is requesting a variance to exceed intersection spacing by not extending, nor terminating with a cul-de-sac
Costa Rica Street.


Link to the November 16 agenda:

https://storage.googleapis.com/document-uploads-001/uploads/video/agenda_file/281379/11-16_HoustonPC.pdf 

 

52 minutes ago, IntheKnowHouston said:

Below is text regarding the specific variance request for the proposed Brickyard Development subdivision plat. The text is from the application developers submitted to the Planning Commission. 5020 Acorn St is the specified property.


 

(Sec. 42-47 and Sec. 42-81)

Specific Variance is being sought and extent of variance:
To exceed intersection spacing by not extending nor terminating in a cul-de-sac Costa Rica Street.

Chapter 42 Section: 42-128 & 134

Chapter 42 Reference:
a) Each class III plat and each general plan that shows local streets shall provide for internal circulation by meeting either of the following requirements: (1) Each local street shall intersect with a street that meets the requirements of subsection (b) at least every 1,400 feet; or Sec. 42-134. - Street extension. (a) A public street that terminates at the boundary of a plat previously approved by the commission without means of a vehicular turnaround shall be extended into the adjacent property at the time the adjacent property is platted unless: (1) The existing stub street is a local street and is not designated as a collector or major thoroughfare on the major thoroughfare and freeway plan; (2) The existing stub street is not shown as a through street on a current general plan approved by the commission for the subdivision in which the existing street is located or the subdivision that is the subject of the application; (3) The existing stub street is only one lot in depth; (4) The proposed subdivision will not extend residential development; and (5) The extension of the street is not required to meet the intersection spacing requirements of this chapter.

Below is the statement of facts. It was submitted with the variance request  for the proposed Brickyard Development subdivision plat. 5020 Acorn St is the specified property.


https://storage.googleapis.com/document-uploads-001/uploads/video/agenda_file/281379/11-16_HoustonPC.pdf


 

(1b) Strict application would make this project infeasible due to the existence of unusual physical characteristics that affect the property in question, or would create an impractical development or one otherwise contrary to sound public policy;

The subject tract has existed in its current configuration since before the implementation of the Chapter 42 standards. The proposed development would not change the configuration of the tract. The applicant is proposing a large commercial development, similar to the existing development, which will require the tract to remain one contiguous parcel. The imposition of Section 42-128 would bisect the tract, creating two parcels, and effectively rendering the tract unsuitable for the proposed development. Currently, the stub portion of Costa Rica Street is being utilized by Iglesia Hispana Pentecostal Del Nombre De Jesus as overflow parking for their church. Pushing Costa Rica Street through to Acorn Street or terminating the stub portion in a cul-de-sac would not only deprive the applicant of reasonable use of the land, it would also deprive the church of the additional parking needed for their services. Additionally, on the ground, Hardway Street dead-ends into the T.&B.V. Railroad 521.18 feet east from its intersection with Costa Rica Street, which could negate the need for an addition intersection along Hardway Street. Along Acorn Street to the south, the unique conditions created by the access to the proposed development, the two major points of entry to the neighborhood to the south, and the T.&B.V. Railroad crossing to the east, the addition of another intersection along Acorn Street could pose potential traffic and safety hazards to all parties in the
area.

 

(2) The circumstances supporting the granting of the variance are not the result of a hardship created or imposed by the applicant;

The circumstances supporting the granting of the variance are not the result of a hardship created or imposed by the applicant as the tract existed in its current configuration prior to the development proposed by the applicant. The circumstances supporting the granting of the variance are the result of unique geographical circumstances, not created by the applicant, ie. Railroad crossings to the north and south, the points of entry to the residential neighborhood to the south, and the configuration of the subject tract requiring access on the south side.



(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 the purpose of Chapter 42 is to maintain the developability, navigability, and public safety and convenience.



(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 benefit the residents and business in the surrounding area by not depriving a religious institution of the additional parking needed for its facility, and not creating potential traffic and safety issues in the area around the proposed development.



(5) Economic hardship is not the sole justification of the variance.

Economic hardship is not the sole justification of the variance. It is the intention of the developer to build a large commercial facility that will crate new jobs and stimulate the local economy, without creating any undue hardship for the residents and businesses in the surrounding neighborhoods.

 

Edited January 17 by IntheKnowHouston

[IntheKnowHouston]

Conceptual site plan for 5020 Acorn Dr if the proposed Brickyard Development subdivision plat is approved.

The site plan is included in materials submitted to the Planning Commission.




 

[s3mh]

Acorn St. would need a big upgrade to be able to handle the truck traffic.  There are a bunch of big speed bumps on that stretch of the road to keep the locals from drag racing on it.  

I am a bit sad to see 5050 Acorn Golf go, but am also a bit ambivalent as about a third of the balls in each bucket barely had dimples and would not fly.  And it was like hitting balls off a vacant lot that was recently mowed.  

 

[Ross]

Are the developers going to dig up all the stuff that's buried under that property? Decades of brick waste, random trash, appliances, etc. That was one big reason it was never developed previously, according to a former colleague who lives nearby. If the trash isn't removed, will the developers disclose all of that to potential buyers?

[hindesky]

The Planning Commission deferred this.

It's going to be a logistics center. Several people that live in the neighborhood south of this spoke against it because of the increased truck traffic it will add to Acorn St. Commissioners would like the developer to see if they can find another access point for the truck traffic and to re post the notice signs.

[hindesky]

This was approved by the Planning Commission with much opposition from the neighborhood. It used to be Acme Brick property who received brick by rail and then distributed thought the greater Houston area so it had truck traffic before.

The developer will limit trucks to only 4 entrances and place "No Thru Trucks" signs on the neighborhood streets.

Developer had an Option B if Option A was denied but Option A was approved.