HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jennifer Reeves, Planner Report Date: February 2, 2006
Email: jreeves@csbc.gov Meeting Date: February 16, 2006
Project Number: 06-00500010
Item: Presentation, possible action, and discussion on a variance from Section 12-K.2
(Block Lengths) of the Subdivision Regulations for Sendera Subdivision, and
presentation, possible action, and discussion on a Preliminary Plat for Sendera
Subdivision, consisting of 23 lots on approximately 98.7 acres located on FM 2154, just
south of Bentwood Estates in the City's ETJ.
Applicant: Sendera Wellborn, Ltd. - M.L. Schehin, Property Owner
Staff Recommendations: Staff recommends approval of the preliminary plat if the
variance request is granted by the Commission.
Item Summary: This item is for consideration of a variance request to the Subdivision
Regulations for block length, and a preliminary plat for Sendera Subdivision. The
proposed lots range in size from 1.35 acres to 8.8 acres.
Section 12-K.2 of the Subdivision Regulations states that the block length shall not
exceed 1,500 feet in rural residential subdivisions. In blocks over 800 feet in length, the
Planning & Zoning Commission may require access ways to facilitate pedestrian traffic
movement. The proposed block in the subdivision is 1,953 feet in length, requiring a
variance of 453 feet. The applicants'justification for the variance is attached.
The Subdivision Regulations Section 5-A state that "The Commission may authorize a
variance from the regulations when, in their opinion, undue hardship will result from
requiring strict compliance. In granting a variance, the Commission shall prescribe only
conditions that it deems not prejudicial to the public interest. In making the findings
hereinbefore required, the Commission shall take into account the nature of the
proposed use of the land involved, the existing use of the land in the vicinity, the number
of persons who will reside or work in the proposed subdivision, the possibility that a
nuisance will be created, and the probable effect of such variance upon traffic conditions
and upon public health, convenience, and welfare of the vicinity. No variance may be
granted unless the Commission finds:
5-A.1 That there are special circumstances or conditions affecting the land involved
such that strict application of the provisions of this chapter will deprive the applicant
of the reasonable use of his land;
5-A.2 That the variance is necessary for the preservation and enjoyment of a
substantial property right of the applicant;
5-A.3 That the granting of the variance will not be detrimental to the public health,
safety, or welfare, or injurious to other property in the area, or to the City in
administering this chapter; and
5-A.4 That the granting of the variance will not have the effect of preventing the
orderly subdivision of other land in the area in accordance with the provisions of this
chapter."
Comprehensive Plan Considerations: The Land Use Plan shows most of the land in
the ETJ to be developed at a rural density (very low density residential development with
agricultural and support uses). The City does not control land use in the county, but
does share platting authority. FM 2154 is designated as a Major Arterial on the City's
Thoroughfare Plan.
Item Background: The subject property was brought into the ETJ in 1995. To the north
adjacent to the subject property is Bentwood Estates which was platted in 2003 and
developed as rural residential lots. Across FM 2154 from the subject property is Duck
Haven Estates that was platted and developed in 2004 as rural residential lots as well.
Commission Action Options Regarding the Variance Requests: The Commission
must consider the variance request prior to approving the preliminary plat. The options
for the variance request are:
• Approval
• Denial
Commission Action Options Regarding the Preliminary Plat:
The Commission has final authority over the preliminary plat. The options regarding the
preliminary plat are:
• Approval
• Denial
Supporting Materials:
1. Small Area Map (SAM) &Aerial Map
2. Application
3. Variance Request Letter
4. Copy of Preliminary Plat (Provided in packet)