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HomeMy WebLinkAbout00070991STAFF REPORT Prepared by: Molly Hitchcock Date: May 7, 2001 Item: Public hearing, discussion, and possible action on a Master Development Plan for the KTH Commercial Addition located 4250 State Highway 6 South. (01-106) Applicant: Kerr Surveying Staff Recommendations: Staff recommends denial of the master development plan. Item Summary: The subject property is located on Highway 6 between the Shenandoah and South Oaks neighborhoods, but is abutted by unplatted, undeveloped land. The surrounding properties are zoned R-1 Single Family Residential and A-O Agricultural Open, and a portion of the subject property is A-O, but the other portion was zoned C-1 General Commercial and M-1 Planned Industrial in 1984. In a pre-development meeting, it was discussed that the purpose of this master development plan was to eventually final plat Lot 1 for church ownership. Staff is recommending denial at this time because three major issues of the development plan have not been addressed. First, the applicant has not shown that all owners of the parent tract have been contacted about the plan. Second, the plan gives no indication of the existing or future land uses of Lots 1 and 2 of Block 1. Third, the correct existing zoning boundaries are not shown, and the plan does not indicate if there are any proposed zoning changes. Comprehensive Plan Considerations: The Land Use Plan shows this area to be Single Family Residential Medium Density (3-6 dwelling units/acre). Although some of the zoning districts of this plan do not encourage residential use, they are existing and were so before the current comprehensive plan was adopted. The property has frontage on Highway 6, a Freeway and Expressway on Thoroughfare Plan. The plan also shows a future major collector running along the rear of the property. This road will run from the existing Southern Plantation Road through the proposed Crowley development to Greens Prairie Road (proposed State Highway 40). Because the back of the property is not proposed for development at this time, and as the alignment of the collector from the Crowley tract has not been finalized, the proposed road is shown on the master development plan but its location on the property is estimated. To comply with the Driveway Ordinance, proposed lot 1 of Block 1 will receive access from the existing curb cut and driveway of lot 2. The cross access easement will extend across the front of the properties. Reserve Tract B will have direct access to Highway 6 and Reserve Tract A will have access via a private access easement that follows the existing driveway through lot 2. Direct access to both of these tracts will be available from the future collector once it is built with the development of the lots and when it is completed on the neighboring properties. Item Background: The subject land was annexed in 1983. As previously mentioned, surrounding properties (and a portion of the subject property) are undeveloped and remain in the A-O holding pattern they have been in since annexation 18 years ago. The area will be experiencing new growth as the over- 300-acre Crowley tract develops into residential to the south. Commission Action Options: The Commission has final authority over the master development plan. The options regarding the plan are: ■ Approval with conditions; ■ Approval as submitted; ■ Denial; ■ Defer action only at applicant's request; or, ■ Table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Master Development Plan 5. Staff Review Comments #2 INFRASTRUCTURE AND FACILITIES Water: There exists a 24" water line along the SH 6 in front of this property. Sufficient water is available through this line. Properties developing in this area will need to consider fire protection at the time of site design. Sewer: Sewer is only available, at this time, by way of the City's Lift Station #1. An easement is proposed with this submittal for that purpose. The developer of Lot 1 will be required to extend the sewer line to the abutting property to the southeast. Eventually, the City will install a gravity line along SH 6 to the new Spring Creek line at the Crowley tract in order to remove the Lift Station. Streets: No public streets are proposed at this time. Access Easement s have been required for access from the SH 6 feeder road through Lot 2 to Lot 1 and to the Reserve Tract to the rear. The MDP also shows the FILE COPY STAFF REPORT Prepared by: Molly Hitchcock Date: June 27, 2001 Item: Public hearing, discussion, and possible action on a Master Development Plan for the KTH Commercial Addition located at 4250 State Highway 6 South. (01-106) Applicant: Kerr Surveying Staff Recommendations: Staff recommends a variance to the requirement of the Subdivision Regulations that all owners of the parent tract participate in the platting process, and approval of the master development plan with Staff Review Comments #4. Item Summary: The subject property is located on Highway 6 between the Shenandoah and South Oaks neighborhoods, but is abutted by unplatted, undeveloped land. The subject property was zoned C-1 General Commercial and M-1 Planned Industrial in 1984. Surrounding properties are zoned R-1 Single Family Residential and A-O Agricultural Open. The purpose of this master development plan is to eventually final plat Lot 1 for legal subdivision and development of a church. The plan indicates that although vacant, the commercial and industrial properties will remain available for such land uses. All owners of the parent tract have been contacted about the plan, but the K.S. Moss Capital Corp. has declined to participate. Staff met with this property owner (after the applicant met with her) to discuss the implications of not participating in the platting process. The adjoining property owner still chose not to participate. The applicant has submitted a letter requesting a variance to the Subdivision Regulations to proceed with the planning process without the other landowner of the parent tract. Comprehensive Plan Considerations: The Land Use Plan shows this area to be Single Family Residential Medium Density (3-6 dwelling units/acre). Although the zoning districts of this plan do not allow residential use, they are existing and were so before the current comprehensive plan was adopted. The property has frontage on Highway 6, a Freeway and Expressway on Thoroughfare Plan. The plan also shows a future major collector running along the rear of the property. This road will run from the existing Southern Plantation Road through the proposed Crowley development to Greens Prairie Road (proposed State Highway 40). Because the back of the property is not proposed for development at this time, and as the alignment of the collector from the Crowley tract has not been finalized, the proposed road is shown on the master development plan but its location on the property is estimated. Only a portion of the required right of way is shown. When the rear of the property develops, the entire right of way will be required to be dedicated and built. To comply with the Driveway Ordinance, proposed lot 1 of Block 1 will receive access from the existing curb cut and driveway of lot 2. The cross access easement will extend across the front of the properties. Reserve Tract A has access via a private access easement that follows the existing driveway through lot 2. Direct access to Reserve Tract A will be available from the future collector once it is built with the development of the lot and when it is completed on the neighboring properties. Item Background: The subject land was annexed in 1983. As previously mentioned, surrounding properties (and a portion of the subject property) are undeveloped and remain in the A-O holding pattern they have been in since annexation 18 years ago. The area will be experiencing new growth as the over- 300-acre Crowley tract develops into residential to the south. This case was scheduled for the May 17, 2001 Planning and Zoning Commission meeting but was pulled from the agenda by the applicant. At the time, staff was recommending denial of the master development plan because the other owner of land in the parent tract had not been invited to be a party to the plan and land use issues had not been addressed. There have been efforts to reconcile these issues with the current master development plan. Commission Action Options: The Commission has final authority over the master development plan. The options regarding the plan are: ■ Approval with conditions; ■ Approval as submitted; ■ Denial; ■ Defer action only at applicant's request; or, ■ Table only at applicant's request. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Master Development Plan 5. Request for a variance to the Subdivision Regulations 6. Staff Review Comments #4 2 INFRASTRUCTURE AND FACILITIES Water: There exists a 24" water line along the SH 6 in front of this property. Sufficient water is available through this line. Properties developing in this area will need to consider fire protection at the time of site design. Sewer: Sewer is only available, at this time, by way of the City's Lift Station #1. An easement is proposed with this submittal for that purpose. The developer of Lot 1 will be required to extend the sewer line to the abutting property to the southeast. Eventually, the City will install a gravity line along SH 6 to the new Spring Creek line at the Crowley tract in order to remove the Lift Station. Streets: No public streets are proposed at this time. Access Easements have been required for access from the SH 6 feeder road through Lot 2 to Lot 1 and to the Reserve Tract to the rear. The MDP also shows the approximate location of Decatur Street as shown on the Thoroughfare Plan. Decatur will need to be constructed at the time these tracts plat. Off-site Easements: A Public Sewer and Drainage Easement is being required for Lot 1 through Lot 2. Drainage: Any development in the area will be required to comply with the Drainage Ordinance. There is an unnamed channel flowing from north to south that provides a drainage outlet for Shenandoah. An easement is being provided to maintain the integrity of the channel. Flood Plain: Not located in a flood plain. NOTIFICATION: Advertised Commission Hearing Dates(s): 7-05-01 Response Received: None as of date of staff report. 3