HomeMy WebLinkAboutstaff report STAFF REPORT
Project Manager: Trey Fletcher, AICP Report Date: May 8, 2006
Email: tfletcher@.cstx.gov Meeting Date: May 18, 2006
Project Number: 06-00500079
Item: Presentation, possible action, and discussion on a variance from Section
8-K.1 (Lots) of the Subdivision Regulations for North Forest Estates, and
presentation, possible action, and discussion on a Preliminary Plat consisting of
28 lots on 9.86 acres located at 2050 North Forest Parkway between the North
Forest and Emerald Forest subdivisions.
Applicant: Justin Whitworth, Agent for Whitworth North Forest Dev LP, Property
Owner
Staff Recommendations: Staff recommends approval of the Preliminary Plat
with the condition that the attached Engineering Comments #2 (Items 2 and 3)
are addressed.
Item Summary:
This item is for the consideration of a variance request to the Subdivision
Regulations regarding the configuration of the lots, and a preliminary plat for
North Forest Estates. The single-family residential development consists of a
single phase with 28 lots.
Section 8-K.1 of the Subdivision Regulations states that "an arrangement
placing adjacent lots at right angles to each other shall be avoided." Right angle
lots occur at one location (Block 3) in the proposed development, where
according to the applicant, alternatives have been considered.
The Subdivision Regulations Section 5-A state that "The Commission may
authorize a variance from the regulations when, in their opinion, undue hardship
will result from requiring strict compliance. In granting a variance, the
Commission shall prescribe only conditions that it deems not prejudicial to the
public interest. In making the findings hereinbefore required, the Commission
shall take into account the nature of the proposed use of the land involved, the
existing used of the land in the vicinity, the number of persons who will reside or
work in the proposed subdivision, the possibility that a nuisance will be created,
and the probable effect of such variance upon traffic conditions and upon public
health, convenience, and welfare of the vicinity. No variance may be granted
unless the Commission finds:
5-A.1 That there are special circumstances or conditions affecting the
land involved such that strict application of the provisions of this
chapter will deprive the applicant of the reasonable use of his
land;
5-A.2 That the variance is necessary for the preservation and enjoyment
of a substantial property right of the applicant;
5-A.3 That the granting of the variance will not be detrimental to the
public health, safety, or welfare, or injurious to other property in
the area, or to the City in administering this chapter; and
5-A.4 That the granting of the variance will not have the effect of
preventing the orderly subdivision of other land in the area in
accordance with the provisions of this chapter."
Comprehensive Plan Considerations:
The Land Use Plan projects Single-family Residential Medium Density for this
area. The parcel is located along the east side of North Forest Parkway which is
a Major Collector on the Thoroughfare Plan. This classification is a result of the
recent East Side Thoroughfare Plan Update. Prior to this update, North Forest
Parkway was a Minor Collector and was not anticipated to cross Carters Creek.
With 28 residential lots, the Parkland Dedication requirements were reviewed
administratively by Parks staff because the required dedication would be less
than three (3) acres. Fee in lieu is recommended. Sidewalks will be provided
internally along one side of the street as required. The proposed Preliminary Plat
is consistent with the Comprehensive Plan.
Item Background:
The subject parcel was annexed in 1977 and was consequently zoned A-O
Agricultural-Open. R-1 Single-family Residential zoning was established earlier
this year (Feb 2006). Multiple developments are underway in the North Forest
Parkway corridor, including Carter's Crossing (residential) and North Forest
Subdivision (residential and office).
Budgetary & Financial Summary: No oversize participation has been
requested.
Related Advisory Board Recommendations:
The Parks & Recreation Department staff recommends approval of a fee in lieu
of land in the amount of$5,544. where the required land dedication would be
0.27 acres for a total development fee of$10,024.
Commission Action Options: The Commission has final authority over the
Preliminary Plat. The options regarding the Preliminary Plat are:
• Approval
• Denial
INFRASTRUCTURE AND FACILITIES
Water required for plat: The subject property is adjacent to two 8-in
public water mains.
Water Service: Each lot will require access to a public water main.
Sewer required for plat: The subject property is adjacent to a 15-in, a
27-in, and a 30-in public sanitary sewer main.
Sewer Service: Each lot will require access to a public sanitary sewer
main.
Street(s) required for plat: The extension of residential street, Lauren
Dr. will be required with this plat.
Streets/Access: The subject property will take access off North Forest
Parkway and Lauren Drive.
Off-site Easements required for plat: An off-site easement will be
required for the proposed off-site drainage.
Drainage: The subject property is located in the Main Bee Creek
drainage basin.
Flood Plain: There is flood plain located adjacent to the subject
property to the south.
Oversize request: No oversize participation has been requested.
Impact Fees: None.
Parkland Dedication Fees: Total development fee of$10,024.
Supporting Materials:
1. Small Area Map and Aerial Map
2. Application
3. Engineering Comments #2
4. Copy of Preliminary Plat (provided in packet)
STAFF REPORT
Project Manager: Jennifer Reeves Report Date: December 27, 2005
Email: jreeves@cstx.gov Meeting Date: January 19, 2006
Item: Public hearing, presentation, possible action and discussion on a
Rezoning for 2075 North Forest Parkway consisting of approximately 9.95 acres
of the Morgan Rector League generally located on the south side of North Forest
Parkway just east of Highway 6 frontage road, from A-O Agricultural Open to R-1
Single Family.
Applicant: Justin Whitworth, property owner
Staff Recommendations: Staff recommends approval of the zone request from
A-O Agricultural Open to R-1 Single Family.
Item Summary: The applicant would like to continue the development of single
family homes in this area.
Comprehensive Plan Considerations: The subject property is located off of
North Forest Parkway which is shown on the City's Thoroughfare Plan as a Major
Collector. The property is shown on the City's Comprehensive Plan as Single
Family Medium Density which would allow for 3-6 dwelling units per acre.
The subject property is bound on the east and west by R-1 Single Family and
currently developed as such. The subject property is bound on the north by North
Forest Parkway and is bound on the south by undeveloped A-O Agricultural
Open. The proposed R-1 land use is in compliance with the City's Plan, thus staff
is recommending approval of this zone change.
Item Background: The subject property was annexed in 1997 and is currently
not platted.
In October 2005, the property just to the north-east of North Forest Parkway
known as the Fojtik tract was recently rezoned from A-O to R-1, which was also
in compliance with the City's Comprehensive Plan.
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 denial;
3. Table indefinitely; or,
4. Defer action to a specified date.
Supporting Materials:
1. Location Map
2. Aerial Map
3. Application
4. Infrastructure and Facilities