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April 14, 1981
SUBDIVISIONS
Item No. 5
NAME:
Hooper Bond Addition
4W / S7
LOCATION: Markham and Shackleford, Northwest
Corner
AREA: 19.1 Acres NO. OF LOTS: 12 FT. OF NEW STREET: 1,300
VARIANCES REQUESTED:
1. Half street improvements along Markham.
2. Allow block length to exceed 1,000' .
A. EXISTING CONDITIONS
The area involved is a commercial one composed of
varying types of businesses. Site characteristics of
this specific property reveal excavation activity at
the western boundary and a single office building on
the east near Shackleford Road. Wooden and chain
fences buffer the adjacent 20 acre residential
subdivision that rises to the north and Markham Street
forms the boundary to the south. No drainage problems
of concern are apparent.
B. DEVELOPMENT PROPOSAL
This is a proposal to plat 19.1 acres into twelve lots for
general commercial office use. The request includes two
variances. One involves a waiver of half street
improvements along Markham Street. The other is a request
to allow the block length to exceed the required length of
1,000' .
The applicant is of the belief that the City plans to
improve West Markham Street by a bond issue, so any current
improvements on his part would only serve to fragment and
confuse the ultimate construction. To avoid a conflict, he
prefers an in lieu cash contribution.
Justification for the second variance is based on a fear
of penetrating a 54" raw water line that runs parallel to
Markham. The cost to lower this line is prohibitive until a
point west of the property, which is in excess of the 1,000'
block length requirement. The intention is to cul-de-sac or
join with the adjacent property developer's road to the
west. The lots are to be platted as they are sold.
April 14, 1981
Item No. 5 - Continued
C. ENGINEERING CONSIDERATIONS
a. Recommends no waivers on West Markham Street
improvements. They should be installed to minor
arterial standards.
b. Provision of a turnaround at the end of the access
easement.
C. Staff should be provided with followup information
on internal drainage from Lot 11 to West Markham
Street.
d. Staff should be provided with information on the
planned grade for the western portion of the
street. Engineer should show source of title on
triangular piece of land.
D. ANALYSIS
Staff has no particular problem with the development
proposal or the request to allow the block to be
approximately 1,300' instead of the required maximum
length of 1, 000' . Staff is not in favor of waiving any
improvements along West Markham Street. The City does
have plans to improve Markham in the distant future
when monies become available, but no bond issue is
planned. Therefore, we are advocating that the
applicant make the actual improvements or in -lieu
contribution when any development west of Lots 1 and 2
is done.
STAFF RECOMMENDATION
Approval of the plat subject to both staff 's and
Engineering's comments.
SUBDIVISION COMMITTEE RECOMMENDATION
The Committee moved and passed a motion to approve the plat
with one waiver subject to staff's and Engineering's
recommendation. The vote was: 3 ayes, 0 noes, 3 absent.
PLANNING COMMISSION ACTION
During the meeting, the applicant requested that his
application be amended to allow a 25' rear yard setback., in
lieu of the required 40'. Justifications for this include
the following:
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/ April 14, 1981
AO Item No. 5--Continued
1. There will be no parking on the rear 251.
2. The rear 25' will be landscaped.
3. The grade differential between the residential
lots on the north and the commercial lots varies
from 0' to 401.
4. The soils in the area are competent shales which
support these type slopes.
5. The architects have sited a building on this site.
To require the building to be 40' from the rear
yard would cripple an otherwise fine project.
Due to the topographical makeup of the site, Staff and the
Commission expressed no major concerns. A motion was made
and passed for approval of the plat and two variances. The
vote: 10 ayes, 0 nays, 1 absent.*
* Commissioner Arnett was absent.
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