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HomeMy WebLinkAboutStaff Report 0 STAFF REPORT Item: Presentation, possible action, and discussion on a Variance Request to Section 8-M Sidewalks of the Subdivision Regulations, and a presentation, possible action, and discussion on a Preliminary Plat for the Super B Phase 2 Subdivision consisting of 1 lot on 1.88 acres located at 2000 FM 158 in the general vicinity of the northwest intersection of FM 158 and Harvey Road. This-plat is in preparation for commercial development on the tract. The development will,a1l o include the relocation of an existing detention pond and the extension of a joint access easement from the neighboring property. v G c.TY 4 Ci -P:ibUty Section 8-M of the Subdivision Regulations require that sidewalks shall be required on both sides of all streets having a right-of-way width equal to or greater than sixty feet. The applicant is requesting a variance to this section. Harvey Road currently has a ditch section. The Comprehensive Land Use Plan identifies this area as Retail Regional. The property has approximately 344 feet of frontage on State Highway 30, a Major Arterial on the City's Thoroughfare Plan. The subdivision is not proposing the extension of any sidewalks. The location of the access bKisbeE:'�1I easement identified for the driveway is pending, subject to TxDOT vowed approval. This location may be moved on the Final Plat based on TxDOT comments. Except for the provision of sidewalks, this plat is in compliance with the remaining sections of the Subdivision Regulations. Staff Recommendations: If the variance is granted, staff recommends approval of the preliminary plat with the condition that the attached Staff Review Comments #3 are addressed. The Commission must act on the variance first, before acting on the preliminary plat. INFRASTRUCTURE AND FACILITIES Water Service: The subject property will be served by an existing 12-in water main located adjacent to the subject property along SH 30. Sewer Service: The subject property will be served by an existing 8-in sanitary sewer main located along the eastern property line. Street(s) required for plat: The subject property will be dedicating a portion of the required 120-ft ROW for SH 30. Streets/Access: The subject property will take access off SH 30, which is shown as a major arterial on the city's thoroughfare plan. Off-site Easements required for plat: none known at this time Drainage: The subject property is located in the Carter's Creek Drainage Basin. Flood Plain: none Oversize request: See Budgetary and Financial Summary Section. Impact Fees: None. Parkland Dedication Fees: None. The subject property was annexed in 1980, and subsequently zoned A-O, Agricultural Open. The property was rezoned in 1999 to C-B, Business Commercial. With the adoption of the Unified Development Ordinance in 2003, all C-B, Business Commercial districts became C-1 , General Commercial. This property has not previously been platted. It was included in a preliminary plat from 1999, however it expired in 2001 . There has been no recent development on this property, however, it is in the vicinity of the Crescent Pointe plats. STAFF REPORT Project Manager: Lindsay Boyer, Staff Planner Report Date: August 25, 2006 Email: Iboyer@cstx.gov Meeting Date: September 7, 2006 Project Number: 06-00500134 Item: Presentation, possible action, and discussion on a Variance Request to Section 8-M Sidewalks of the Subdivision Regulations, and a presentation, possible action, and discussion on a Preliminary Plat for the Super B Phase 2 Subdivision consisting of 1 lot on 1.88 acres located at 2000 FM 158 in the general vicinity of the northwest intersection of FM 158 and Harvey Road. Applicant: Garrett Engineering, engineer for the owner Sahn Trihn. Staff Recommendations: Staff recommends approval of the preliminary plat with the condition that the attached Staff Review Comments #3 are addressed. Item Summary: This plat is in preparation for commercial development on the tract. The development will also include the relocation of a detention pond that will serve both the Exxon station at the corner and this development. Additionally, the access easement through the Exxon station property (Super B, Phase 1) will be extended through this property. Section 8-M of the Subdivision Regulations require that sidewalks shall be required on both sides of all streets having a right-of-way width equal to or greater than sixty feet. The applicant is requesting a variance to this section. Harvey Road currently has a ditch section. 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 Land Use Plan identifies this area as Retail Regional. The Land Use Plan was updated in 2001 with the 30/60 Small Area Plan. The property has approximately 344 feet of frontage on State Highway 30, a Major Arterial on the City's Thoroughfare Plan. The subdivision is not proposing the extension of any sidewalks. The location of the access easement identified for the driveway is pending, subject to TxDOT approval. This location may be moved on the Final Plat based on TxDOT comments. Except for the provision of sidewalks, this plat is in compliance with the remaining sections of the Subdivision Regulations. Item Background: The subject property was annexed in 1980, and subsequently zoned A-O, Agricultural Open. The property was rezoned in 1999 to C-B, Business Commercial. With the adoption of the Unified Development Ordinance in 2003, all C-B, Business Commercial districts became C-1, General Commercial. This property has not previously been platted. It was included in a preliminary plat from 1999, however it expired in 2001. There has been no recent development on this property, however, it is in the vicinity of the Crescent Pointe plats. Budgetary & Financial Summary: N/A Related Advisory Board Recommendations: N/A Commission Action Options Regarding the Variance Requests: The Commission must consider each variance request prior to approving the preliminary plat. The options for each 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 INFRASTRUCTURE AND FACILITIES Water Service: The subject property will be served by an existing 12-in water main located adjacent to the subject property along SH 30. Sewer Service: The subject property will be served by an existing 8-in sanitary sewer main located along the eastern property line. Street(s) required for plat: The subject property will be dedicating a portion of the required 120-ft ROW for SH 30. Streets/Access: The subject property will take access off SH 30, which is shown as a major arterial on the city's thoroughfare plan. Off-site Easements required for plat: none known at this time Drainage: The subject property is located in the Carter's Creek Drainage Basin. Flood Plain: none Oversize request: See Budgetary and Financial Summary Section. Impact Fees: None. Parkland Dedication Fees: None. Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Application 3. Staff Review Comments #3 4. Variance Request Letter 5. Copy of Preliminary Plat (provided in packet)