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DUCK HAVEN PHASES 3, 4, 5, & 8 r , ,ELIMINARY PLAT—ATTACHMENT A
VARIANCE REQUEST
The Developer is requesting a Variance consideration for the following item:
Cul-de-Sac Length
According to the Subdivision Regulations (Chapter 9, Section 12-1.7, Cul-de-Sacs), subdivisions are required to
plat cul-de-sacs with lengths not to exceed 2,000 LF. The Developer is requesting a Variance to the Subdivision
Regulations to allow for a cul-de-sac length of 2,258 LF, or a 258 LF Variance.
Response to Subdivision Regulations, Section 5, Variances:
5-A.1: The Developer is requesting the cul-de-sac length variance in order to accommodate the following:
• Topography, Drainage, and Existing Site Conditions — The cul-de-sac that this Variance Request is
addressing, Retriever Run, is positioned in a manner to allow for the efficient drainage of the lots
located within Phase 5 of the development. The existing topography provides for a gentle slope
towards the southwest corner of the property (in the vicinity of the 6.60 acre H.O.A. Common Area).
Located within the H.O.A. Common Area is an existing pond. The intent of the proposed street layout
(and the extended length of the cul-de-sac) is to capture as much of the water runoff for the area as
possible into street ditches, and further utilize existing topography as much as possible, and direct the
water towards the pond. This will help insure that the pond will have as much water as possible to
maintain sufficient water level.
• Marketability and Buildability of Lots — Based on the existing site conditions, the Developer believes
the proposed plan better creates lots that are marketable to potential residents of the Development.
The lots are positioned to provide for the most suitable home sites, taking into account existing
terrain, land features (trees, etc.), and drainage channels. The layout further takes into account the
water recharge needs of the on-site pond.
It is the position of the Developer that the proposed street layout better addresses existing
topography/drainage conditions and creates more marketable and buildable lots than other alternatives.
5-A.2: The basis of any land use regulations is to provide a method to insure that the public good is met in every
new development within the community. If a developer is willing to create a product that provides
adequate streets and drainage in a manner that more appropriately addresses and utilizes the existing
site conditions, and provides a suitable quality of life for its inhabitants, as is the case with the proposed
subdivision, then the intent of land use regulations has been met. To deprive a developer, who wishes to
meet the intent of land use regulation but in a way slightly different than standard procedure, of the ability
to turn their vision into reality is a denial of the developer's "enjoyment of a substantial property right."
5-A.3: With the proposed development, the Developer intends to provide adequate streets, drainage, suitable
access for emergency vehicles, provide a quality of life desirable to the inhabitants of the subdivision, and
create a product consistent with the land use of the surrounding property. Based on this, the proposed
subdivision "will not be detrimental to the public health, safety, or welfare, or injurious to other property in
the area."
5-A.4: The proposed development "will not have the effect of preventing the orderly subdivision of land in the
area" primarily due to its location within a parent tract that has been previously subdivided into a land use
type complimentary to the proposed development. Additional development within the area is currently
being developed in an "orderly" fashion maintaining consistency with the residential land use type initially
planned for the area.
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SUBMIT APPLICATION AND THIS
cdi
LIST CHECKED OFF WITH 13
FOLDED COPIES OF PLAT FOR REVIEW
COLLEGE STATION
PRELIMINARY PLAT MINIMUM REQUIREMENTS
(ALL CITY ORDINANCES MUST BE MET)
INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
® 1. ' Drawn on 24" x 36" sheet to scale of 100' per inch or larger. Include the words "PRELIMINARY
PLAT - NOT FOR RECORD" in letters 1/2" high. If more than 1 sheet, an index sheet showing
entire subdivision at a scale of 500 feet per inch or larger.
® 2. Vicinity map which includes enough of surrounding area to show general location of subject
property in relationship to College Station and its City Limits. No scale required but include north
arr
® 3. 4itl, 'Block with the following information:
1 Name and address of subdivider, recorded owner, planner, engineer and surveyor.
/1Proposed name of subdivision. (Subdivision name & street names will be approved
through Brazos County 911.) (Replats need to retain original subdivision name.)
/ Date of preparation. (INCLUDE DATE THE PLAT WAS SUBMITTED AND THE DATES
OF ANY REVISIONS ON THE PLAT)
1 Engineer's scale in feet.
F Total area intended to be developed.
® 4. Orth Arrow.
® H145. Location of current city limit lines and current zoning district boundary.
® Subdivision boundary indicated by heavy lines. Boundary must include all of parent tract.
® 71.41raescriptions by metes and bounds of the subdivision which shall close within accepted land survey
t 0e7, 1. ,, standards. (Labeled on boundary lines, not separate metes and bounds description.)
® 8. \Primary control points or descriptions and ties to such control point, to which , later, all dimensions,
'angles, bearings, block numbers, and similar data shall be referred. The plat shall be located with
�Q GJi respect to a corner of the survey or tract, or an original corner of the original survey of which it is a
"-' part.
® Name of contiguous subdivisions and names of owners of contiguous parcels of unsubdivided
land, and an indication whether or not contiguous properties are platted.
® 1,0. Location of the 100 Year Floodplain and Floodway, if applicable, according to the most recent
available data.
® 11,.- Topographic information, including contours at two foot (2 ft.) intervals, wooded areas, and flowline
elevation of streams.
® 1-2. Proposed land uses (In compliance with Land Use Plan).
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®N11:\13. Proposed zoning changes, if any, submit formal rezoning request.
® 14. The location and description with accurate dimensions, bearings or deflection angles and radii,
area, center angle, degree of curvature, tangent distance and length of all curves for all of the
following: (Show existing items that are intersecting or contiguous with the boundary of or forming
\ a boundary with the subdivision, as well as, those within the subdivision).
1 Existing Proposed
/ ® ® Streets. Continuous or end in a cul-de-sac, stubbed out streets must end into a temp.
turn around unless they are shorter than 100 feet.
® ® Public and private R.O.W. locations and widths. (All existing and proposed R.O.W.'s
sufficient to meet Thoroughfare Plan.)
® ® Street offsets and/or intersection angles meet ordinance.
® ® Alleys.
Z Z Reserve tracts.
® ® Well site locations.
® ® Pipelines. If carrying flammable gas or fuel, also show size of line, design pressure and
product transported through the line.
® ® Utility Services. (Water & Sanitary Sewer) All existing and proposed utilities of sufficient
size/depth to meet the utility master plan and any future growth areas.
® ® Easements.
® ® Drainage Structures and improvements including underground storm sewer and all
overland systems (flow line of existing watercourses) and showing where these will
discharge. Proposed channel cross sections, if any.
® ® A number or letter to identify each lot or site and each block.
® ® Greenbelt area/park linkages/parkland dedication ( All proposed dedications must be
reviewed by the Parks and Recreation Board prior to P & Z Commission consideration.)
® ® Public areas
® ® Other public improvements, including but not limited to parks, schools and other public
facilities
® ‘j5. 'F5roposed phasing. Each phase must be able to stand alone to meet ordinance requirements and
infrastructure costs should be distributed evenly throughout the subdivision..
® 1,: "Are there impact fees associated with this development? n Yes ® No
® 27. If requesting oversize participation items, are the necessary impact studies included?
i IYes
I INo
ZN/A
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