HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Item: Public hearing and consideration of a final .replat of a portion of Lot 6 of the D.A. Smith
Subdivision to create 3 lots of approximately .0.09 acres. each. (97 248)
Item Summary: The subject tract is located on the northeast corner of Lincoln and Avenue A.
The replat will ultimately result in the construction of three new homes on three separately platted
lots, Each lot is 33 feet shorter than: required in the. R-1 District and is somewhat smaller thaw the
5000 square foot minimum lot size. The applicant has received variances for the minimum depth
and lot size from the Zoning Board of Adjustments.
The.. infrastructure is substandard within the area and Staff has concerns regarding additional
loading on the water lines, sewer lines, and on the street. The City currently has a CIP project
underway to upgrade the water and sewer lines. in the area. In order to give the City enough room
to potentially upgrade Avenue A in the future, Staff is recommending that any replats include a 7'
right-of-way .dedication. In an effort to alleviate the potential. negative impacts to .the
infrastructure; the applicant has agreed to 1) dedicate 7' of the property for additional right-of--way
and 2) add a note to-the plat that building permits for the. two interior lots will not be issued until
water and sewer lines have been upgraded.
Policy Issue Statement:
Civic Pride -Citizens benefit from well-planned, attractive residential and
commercial areas; and from preserving historic areas.
Health and Public Safety -Citizens benefit from a reasonably safe and secure
environment.
Quality Services -Citizens benefit from value and quality services delivered at a
reasonable tax rate.
The Land Use Plan shows the area as "redevelopment", which is defined. as areas that are
currently developed but are. projected to redevelop as land values increase. Redevelopment is to
occur under "mixed use" provisions.
Item Backgrounds The. subject lots were originally platted around the time that the City
incorporated. They were. included in a single lot, Lot 6 of the D.A. Smith Subdivision, at that time.
Lot 6 is a large narrow lot that extends from Ash to Lincoln and from Nimitz to the rear lot lines of
the western lots on Avenue A. Further divisions of Lot 6 occurred by deed before the City adopted
Subdivision Regulations. Those divisions were therefore exempt from platting requirements.
The subject property is nonconforming in that it-does not meet the minimum lot depth. of 100'.
However, in 1976, the lots in this neighborhood were. exempted from meeting minimum lot size and
dimension requirements,. provided that the lot configuration does not change. Lot reconfigurations
(i.e. replatting) would .not fall within the 1976 ordinance exemption and would trigger .either
ordinance compliance or lot size/dimension variances;
On November 18, 1997, the Zoning Board of Adjustments granted variances to lot depth, lot size,
and building setback restrictions.
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Budgetary & Financial Summary: NA
~II Staff Recommendations: Staff recommends approval. of the revised plat as submitted.
Related Advisory Board. Recnmmendations: The Staff reviewed the plat and requested some
~i minor changes.
11 City Attorney Recommendation/Commentss No concerns expressed.
I~' Commission Action Options: Approve the final plat as submitted, approve with conditions, or
deny the plat with stated reasons. for denial
Supporting Materials:
~~ 1. Location Map
~I, 2. Application
3. Engineering Information and Notification Information
j 4. Copy of Plat
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ENGINEERING
Water: There is a 2" water line running along the eastern rear property lines of the lots
fronting on Avenue A. We currently have a number of taps on that line, and by TNRCC
regulations, we cannot allow another tap on that line. .The City is aware of water
pressure problems in the area and has concerns .that fire protection is currently
inadequate.
The City will address the existing water concerns by installing a 6" water line from
Lincoln, down Avenue A in the existing. l6' right-of-way. The project is slated to begin
within the next twelve months. The City staff is currently working on the exact timing of
this waterline upgrade.
There is also a 12" waterline located in the Lincoln.right-of--way. Extension of that
waterline is likely to include a bore of that street.
Sewer: There is currently a 6" sanitary sewer line located in the Lincoln right-of: way
that may provide sewer to lots that front on Avenue A. Extension of that sewer line will
likely involve an open cut of a portion of the Lincoln pavement.
The City is planning on providing a sanitary sewer line within the right.-of-way of
Avenue A The timing of this project will be similar to the timing of the waterline
upgrade.
Streets: Avenue A consists of a 16" gravel road that dead ends into the northern-most
lots on that street. The City has .concerns regarding the fact that two cars cannot .pass
each other, on-street parking may prevent. ingress and egress of emergency vehicles, and
the lack of any turnaround is inefficient for emergency and service vehicles. Eventually,
Avenue A needs to be upgraded to at least a 30' right-ofway with a 24' paved section.
Where. possible, the City'will require at least half of the additional right-of--way that will
be needed in the future. In the case of Avenue A, Staff will recommend that the City
require an .additional 7' of right-of--.way on each side of the existing 16" right-of--way
section..-In this fashion, he City may eventually obtain the majority of the additional
right-of-way needed for an upgrade,
.Off-site Easements: None required: at this time. Additional easements mazy be required
as a part of the City's upgrades.
Sidewalks: Due to the nature of Avenue. A, .Staff does not recommend that a sidewalk
be installed at this. time. The sidewalk master plan does show a sidewalk along Lincoln.
Due to the fact that .Staff did notinform the applicant that a sidewalk would be required
along Lincoln, there. was no provision. made for an access eascrnent on the plat. Staff
therefore is not recommending that the plat be changed at this late date to accommodate a
sidewalk.
Drainage:, The developer may need to provide on-site detention if the .drainage report
indicates that thedrainage system in the area cannot handle the increased run-off.
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Flood Plain: The .latest Federal Emergency Management Agency (FEMA) Flood
Insurance. Rate Maps show that no portion of the subdivision is located within the
Regulatory 100 Year Floodplain.
!I Oversize request: None.
!j Parkland Dedication: Parkland .dedication will be required for the additional two
houses at $225.00 per'home.
Impact Fees: None in this area.
' NOTIFICATION:
Legal Notice Publication(s): 'The Eagle; November 19, 1997
j Advertised Commission Hearing Dates(s): December 4, 1997
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1 Advertised Council Hearing Dates: None required
Number of Notices Mailed to Property Owners Within 200': 15
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j Response Received:. None as of date o£staffreport
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