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HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jennifer Reeves, Project Manager Report Date: 12-21-05 Email: jreeves@cstx.gov Meeting Date: January 10, 2006 APPLICANT: Rabon Metcalf, P.E. Metcalf Engineering Property Owner: Mae Dean Wheeler REQUEST: Parking setback variance for property located in the Corridor Overlay District LOCATION: 1200 University Drive East (Lot 1, Block 1 of the Wheeler Subdivision, Phase Two) The following specific variation from the ordinance is requested: A front setback, for parking along Lincoln Avenue, of 10' from the parking area, instead of 20' that is required in Section 5.8.A.1 Setbacks. GENERAL INFORMATION Applicable Ordinance Section: Section 5.8.A.1 Setbacks: All buildings will be set back 40 feet from the right-of-way. Where parking is located in the front of the building, there shall be a front setback of 20 feet from the right-of-way to the parking area. PHYSICAL CHARACTERISTICS Zoning and Land Use: The subject property is zoned C-1 General Commercial. The Land Use Plan shows Retail Regional and Greenways for this site. Subject Property: The subject property is bound on the north by University Drive which is a major arterial on the City's Thoroughfare Plan and The Amerisuites Hotel with the zoning of C-1 General Commercial. To the east and south the property is bound by Lincoln Avenue which is considered a major collector on the City's Thoroughfare Plan. To the west is R-4 Multi-Family as well as R-1 Single Family which is developed as Cedar Creek Condo's and single family homes. Frontage: The subject property has frontage along University Drive and Lincoln Avenue. Access: There are two proposed access points off of Lincoln Avenue and One access off of University Drive. Topography & Vegetation: A drainage way runs through the middle of the property and currently and has floodway and floodplain per Flood Insurance Map records. O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc Flood Plain: Portions of this site lie within the 100-year floodplain as graphically depicted by FEMA LOMR - Case No. 03-06-102P (dated July 01, 2003). The site is located on FEMA Firm Community No. 480083, Panel No. 0142. VARIANCE INFORMATION ANALYSIS Special Conditions: The applicant states that "the subject property is encumbered by multiple items which restrict the developable and buildable area". The items are summarized as follows: • A secondary drainage way, flowing south to north, bisects approximately through the middle of the property; • An unnamed tributary of Burton Creek, located in the secondary drainage system, bisects the northern 1/3 of the property. This creek drains from west to east and is a studied creek with mapped floodway and floodplain. This floodway is located in a platted variable width drainage easement which is significantly wider than the studied floodway; • A 30' wide gas easement, running north and south, bisects approximately through the middle of the property; and • A 20' wide sewer easement, running west and east, bisects the northern 1/3 of the property. Hardships: The applicant states as a hardship that "Reasonable development of the land would be significantly decreased and undesirable due to the reduced buildable area and locations for accessory uses on the part of the multiple encumbrances and the required corridor setback increases". Staff Recommendation: Staff supports the applicant's special condition and hardship, of existing flood way, floodplain and drainage way that bisects the subject property and inhibits the developable area. The setback for parking that is not located in an Overlay District is 10-feet from a right-of -way. The subject property is located in the Corridor Overlay District and is required by Ordinance to provide a 20 foot parking setback if parking is located along the right-of-way. Because of the above mentioned special conditions and hardships and the applicant still meeting the spirit of the Ordinance by providing a 10-foot parking setback, staff recommends approval of this variance request SPECIAL INFORMATION Ordinance Intent: This district was established to enhance the image of gateways and key entry points into the city and to provide openness and continuity, as well as more green spaces between the developments. Number of Property Owners Notified: 24 Responses Received: None as of the date of the staff report. O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc ATTACHMENTS Location Map Aerial Map Application Site Plan O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc 1200 University Drive January 10, 2006 Slide 1 (SAM) The variance request before you is for a parking setback that is located in the Corridor Overlay District. A front setback, for parking along Lincoln Avenue, of 10' from the right-of-wa"" +^ +6^ ; )ad of 20' that is required in Section 5.8.A.1 Setbac �� ( MA -Beet This Section of the Orc \ U , n D�, A 4 arking is located in the front of the building, there shat1 yet from the right-of-way to the parking area. ll'' we CU(12,`��l Zoning-and-Land Use `- dnedC'-ir n^ra� C�m►nercial. T ... r.eLCI rcegr ite. Topography & Vegetation: In your staff reports it is noted under Topography that a drainage way runs through the middle of the property and currently has floodway and floodplain per Flood Insurance Map records. There are portions of this site that lie within the 100-year floodplain as graphically depicted by FEMA LOMR, and is located on FEMA Firm Community Panel. SPECIAL CONDITION The applicant states multiple items as Special Conditions: • A secondary drainage way, flowing south to north, bisects approximately through the middle of the property; • An unnamed tributary of Burton Creek, located in the secondary drainage system, bisects the northern 1/3 of the property. This creek drains from west to east and is a studied creek with mapped floodway and floodplain. This floodway is located in a platted variable width drainage easement which is significantly wider than the studied floodway; • A 30' wide gas easement, running north and south, bisects approximately through the middle of the property; and • A 20' wide sewer easement, running west and east, bisects the northern 1/3 of the property. HARDSHIP The applicant states as a hardship that "Reasonable development of the land would be significantly decreased and undesirable due to the reduced buildable area and locations for accessory uses on the part of the multiple encumbrances and the required corridor setback increases". Staff Recommendation: Staff supports the applicant's special condition and hardship, of existing flood way, floodplain and drainage way that bisects the subject property that inhibits the developable area. The setback for parking that is not located in an Overlay District is 10-feet from a right-of-way. The subject property is located in the Corridor Overlay District and is required by Ordinance to provide a 20 foot parking setback if parking is located along the right-of-way. Because of the above mentioned special conditions and hardships and the applicant still meeting the spirit of the Ordinance by providing a 10-foot parking setback, staff recommends approval of this variance request There have been 24 property owners notified and staff has received 5 phones calls, 3 inquires, 2- in opposition, 3- letters in opposition that you should have a copy of and a walk -in that was inquiring about the driveway location. I would like to point out a couple of items: • Conceptual Site Plan • Directly in front of Grand Oaks Subdivision, there is no Corridor Overlay. They would only have to set parking back 10-feet from the right of way.