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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jason Schubert, Staff Planner Report Date: September 12, 2007 Email: jschubert@cstx.gov Meeting Date: September 20, 2007 Project Number: 07-00500196 Item: Presentation, possible action, and discussion on a Variance Request to the Subdivision Regulations, Section 8-M, Sidewalks and a presentation, possible action, and discussion on a Preliminary Plat for Animate Habitat Phase 1 Subdivision consisting of 1 of lot on 5.28 acres located at 17339 SH 6 S in the general vicinity of Nantucket Drive interchange on the east side of SH 6 S. Applicant: Travis Martinek, Animate Habitat, LTD. Staff Recommendations: If the variance is approved, Staff recommends approval of the preliminary plat. Item Summary: The proposed plat is in preparation of commercial development on the subject tract. The applicant is requesting a variance to Section 8-M, Sidewalks of the City Subdivision Regulations. This requirement is for the provision of sidewalks on streets with a right-of-way 60 feet or greater. While Earl Rudder Freeway does have a right-or-way width in excess of fifty- feet, staff does not believe that it is appropriate to have a sidewalk adjacent to the frontage road. In considering a variance, the Planning and Zoning Commission should make the following findings: 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; 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; 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 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 Comprehensive Plan identifies the subject property as Industrial/Research and Development with frontage on State Highway 6, a freeway on the City's Thoroughfare Plan. The plat provides an access easement to State Highway 6 for the subject property as well as a cross access easement to the neighboring properties. This plat is in compliance with the City's Subdivision Regulations. Item Background: The subject tract was annexed in 1996 and subsequently zoned to A-O, Agricultural Open. The property was zoned C-2, Commercial-Industrial in 2006. The property has not previously been platted. Budgetary & Financial Summary: None Related Advisory Board Recommendations: None Commission Action Options: The Commission has final authority over the preliminary plat. The Commission must first take action on the variance request. If the variance request is denied, the preliminary plat would not be in compliance with the Subdivision Regulations and should also be denied. Using separate motions, the options regarding theyariance request and preliminary plat are: ■ Approval • Denial INFRASTRUCTURE AND FACILITIES Water: The subject tract is supported by an 8-in water main, which runs along the State Highway 6 frontage. An off-site water main extension is being proposed as a part of the final plat as to meet the minimum BCS Unified Guideline requirements. Sewer: The subject tract is located near 15-in sanitary sewer main, which runs off-site along the southern property line. An off-site sanitary sewer main extension is being proposed as a part of the final plat as to meet the minimum BCS Unified Guideline requirements. Streets: The subject tract is located on State Highway 6 frontage. Off-site Easements: The sanitary sewer main extension will require an off-site PUE. Drainage: The subject property is located in the Alum Creek drainage basin. Development of the subject property will be required to meet all minimum requirements of the BCS Unified Storm Water Design Guidelines. Flood Plain: The subject tract located adjacent but off-site to 100-yr floodplain, specifically Special Flood Hazard Area —Zone AE. Oversize request: None known at this time. Impact Fees: The subject tract is encroached by Alum Creek Sanitary Sewer Impact Fee ($243.38/ LUE). Parkland Dedication Fees: None Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Variance Request Letter 4. Copy of Preliminary Plat (provided in packet) NOTE: This Preliminary Plat is submitted on behalf of A&M Super Storage, Inc. (property buyer) by Animate Habitat, Ltd. (property seller). The sale transaction is scheduled to close on August 24, 2007. Based on a phone conversation with Lindsay Boyer, Animate Habitat has been allowed to submit this Preliminary Plat prior to closing to help streamline the development process for A&M Super Storage, Inc.