HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Project Manager: Molly Hitchcock Date: July 15, 2004
Email: mhitchcock@cstx.gov
Item: Public hearing, discussion, and possible action on rezonings in the Shenandoah
Subdivision along the SH 6 frontage road from A-O Agricultural Open and A-P
Administrative Professional to A-P (2.101 acres) and C-1 General Commercial (3.341
acres) and a rezoning west of Spring Creek from A-O to R-1 Single Family Residential
(2.408 acres).
Applicant: Ed Froehling Builder Co.
Staff Recommendations: Staff recommends approval of the rezonings.
Item Summary: The applicant states that continued growth and market forces have
made the frontage properties ideal for commercial and office uses and the popularity of
Shenandoah has created a need for additional single family lots. The frontage
properties are surrounded by developed R-1 and C-N Neighborhood Commercial to the
north, undeveloped R-1 (largely floodplain) to the west, and the partially developed, C-1
KTH Subdivision to the south.
The proposed R-1 property is in the southwesternmost corner of the Shenandoah
Subdivision, isolated from the rest of the single family by Spring Creek. It abuts
undeveloped portions of the Crowley and Seaback tracts. In the interest of the health,
safety, and welfare of future area residents, staff will recommend at time of platting that
this portion of the property provide access such that there is an outlet that does not
cross the creek.
Comprehensive Plan Considerations: The rezoning requests are in compliance with
the recently amended Land Use Plan that shows Office, Retail Regional, and Single
Family Medium Density in the respective subject areas. The commercial areas will
have access to the frontage road (Highways and Freeways). The residential property
will have access to local streets. The greenway abutting the proposed residential
parcel has previously been considered through the processing of Shenandoah
Subdivision Ph. 10-17 preliminary plat.
Item Background: The eastern portion of Shenandoah was annexed in 1983. The A-
O property near the frontage road that is proposed for office/commercial was zoned
PUD-2 in 1983, but reverted back to A-O when it was not developed. The western
portion of Shenandoah was annexed in 1995.
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Commission Action Options: The Commission acts as a recommending body on the
question of rezoning, which will be ultimately decided by City Council. The Commission
options are:
1. Recommend approval of rezoning as submitted;
2. Recommend a less intense zoning classification for the proposed C-1 property;
3. Recommend denial;
4. Table indefinitely; or,
5. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Application
3. Infrastructure and Facilities
Notification:
Legal Notice Publication(s): The Eagle; 6-29-04 and 7-27-04
Advertised Commission Hearing Dates(s): 7-15-04
Advertised Council Hearing Dates: 8-12-04
Number of Notices Mailed to Property Owners Within 200': 86
Response Received: None as of date of staff report.
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INFRASTRUCTURE AND FACILITIES FOR PROPERTY FRONTING SH 6
Water: There is an existing 24-in water main along SH 6.
Sewer: There is an existing 10-in gravity sewer main along SH 6. Any new
development will need to confirm capacity.
Streets: Property has access from SH 6. However, there appears to be
insufficient spacing to allow an additional driveway for this area. Any new
development will require a joint/ cross access point with an existing property.
Off-site Easements: None known to be needed at this time.
Drainage: Drainage is to the south and west to a tributary of Spring Creek.
Flood Plain: None
Oversize request: None at this time.
Impact Fees: The subject property is in the 97-01 Spring Creek Sewer Impact
fee line. The current fee is $349.55 per Living Unit Equivalent
INFRASTRUCTURE AND FACILITIES FOR PROPERTY IN GREENWAY
Water: Water to be supplied to the subject area by other phases of
Shenandoah or other. Waterline will have to cross floodplain or come from the
other direction.
Sewer: There is an existing 21-in sewer line along the SE property line. Any
new development will need to confirm capacity.
Streets: Staff's future recommendation (at time of platting) concerning this
matter is for this property to construct a street that either crosses the creek and
provides through access to the adjacent property or provides sole access from
the adjacent property. This recommendation will be made to provide the public
with safe ingress and egress in all weather conditions.
Off-site Easements: Easement or ROW will be required to provide utilities and
access to the site.
Drainage: Drainage is to the Spring Creek floodplain.
Flood Plain: A drainage analysis has been performed by McClure Engineering
delineating the floodplain in this area. The report was required as part of the
Shenandoah Preliminary Plat requirement.
Oversize request: None at this time.
Impact Fees: The subject property is in the 97-01 Spring Creek Sewer Impact
fee line. The current fee is 349.55 per Living Unit Equivalent.
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SHENANDOAH
Slide (SAM)
The P&Z and staff are both recommending approval of the rezoning
requests before you tonight.
Slide (comp plan)
The first request is for a 5.4 acre tract on the State Highway 6 Frontage
Road to A-P Administrative Professional and C-1 General Commercial.
This request is in compliance with the Land Use Plan which was amended
in June ay
increase in intense t co mercia-gin ting_____
-rem gainst lar er commerci~s.
The second request is for a 2.4 acre tract to R-1 single family residential
that is located at the southernmost corner of the Shenandoah development.
This tract will be separated from the rest of Shenandoah by a greenway,
but it abuts future single-fa tracts,
aces with thbs~pr perties.
establish
Again, staff and the Planning & Zoning commission are recommending
approval of both requests before you tonight. Questions?
MISCELLANEOUS
Buffer Requirements:
• A-P Requirements:
o 10' buffer, privacy fence & plantings
• C-1 Requirements:
o 15' buffer, masonry wall & plantings
Planting Reqs.:
2" caliper canopy tree every 25'
1.25" caliper non-canopy tree every 15' (the Admin. may allow the
substitution of 5 gallon shrubs every 3'.)