HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Jennifer Prochazka, Sr. Planner Report Date: June 26, 2006
Email: jprochazkaAcstx.gov Meeting Date: July 6, 2006
Project Number: 06-00500106
Item: Presentation, possible action, and discussion of a Variance request to
section 8.J, Blocks, of the Subdivision Regulations, and presentation, possible
action, and discussion of a Preliminary Plat for Castlegate Section 7, consisting
of 70 lots on 30.734 acres, located off Castlegate Drive, southeast of its
intersection with Victoria Avenue.
Applicant: Wallace Phillips, property owner
Staff Recommendations: If the variance request is granted, staff recommends
approval of the preliminary plat as submitted.
Item Summary: This item is for consideration of a variance to Section 8.J Blocks
of the Subdivision Regulations, and consideration of a preliminary plat for single-
family development in two phases.
The applicant is requesting a variance to Section 8.J.2 of the Subdivision
Regulations relating to block length. The maximum block length allowed within a
single-family development is 1,200 feet. Blocks 1 and 2 are considered to be a
single block (for the purpose of block length measurement) because it is not
broken by a street. The proposed block length is 2,711 feet. The applicant has
proposed a gated emergency access creating one 975 foot segment and one
1,736 foot segment. While this provides for the required secondary fire access,
it does not provide the desired connectivity within the subdivision. The applicant
has proposed a pedestrian access way to provide a separation in the 1,736 foot
segment. Please see the attached Variance Request Letter for the applicant's
request and reasoning.
The first phase of Section 7 consists of 30 lots on 17.971 acres and the second
phase consists of 40 lots on 12.763 acres. Both phases include common areas
and a greenway area that encompasses the 100-year flood plain located along
the southeast property boundary.
The subject property and surrounding areas are zoned PDD Planned
Development District. The land uses approved with the PDD zoning include
single-family residential, from estate lots to patio home lots, parkland, open
space and greenways. The approval of the PDD zoning included alternate lot
dimensions. The minimum lot dimensions approved for this section are as
follows:
Minimum Lot Area: 7000 square feet
Minimum Lot Width: 50 feet
Minimum Lot Depth: 85 feet
Section 7 proposes no sidewalks, as is permitted in this PDD zoning.
The second phase provides a "20' Wide Emergency Access Road with Gate" to
meet the Fire Code requirement for secondary access for subdivisions with
greater than 30 lots. The Fire Department has stated that this as an adequate
secondary access for emergency purposes. This connection is made to
Amberley Place, with eventual access to Greens Prairie Road.
Because the property is zoned PDD, the Design Review Board reviewed and
approved a Concept Plan for this phase in April of this year. This plat is in
compliance with the approved Concept Plan.
With the exception of the variance requested, this plat is in compliance with the
Subdivision Regulations.
Comprehensive Plan Considerations: The Land Use Plan designates this area
as Single-Family Medium Density; the proposed density is in compliance with
the Land Use Plan.
Sections 7 will take access from Castlegate Drive, which is designated as a
minor collector on the City's Thoroughfare Plan. Victoria Avenue is designated
as a major collector and Greens Prairie Road is designated as a major arterial
adjacent to the Castlegate Subdivision.
Item Background: The subject property and surrounding area were annexed in
1995 and zoned A-O Agricultural Open, a holding zone for the property, at that
time. The Master Development Plan (for the area now developed as Castlegate
and the adjacent Crowely property) was approved by Council in 1997 and then
modified in 1998.
A Master Preliminary Plat for the 350-acre Castlegate subdivision was approved
in 2000. The subject property was shown as a reserve tract in the Master
Preliminary Plat.
The property was zoned PDD Planned Development District in 2001.
A preliminary plat and final plat of Section 7 were approved by the Commission
in spring 2004. At that time, the plat included 24 estate lots. Development of
Section 7 never commenced.
Related Advisory Board Recommendations: The Parks Board approved the
plan for parkland dedication for Castlegate Subdivision in 2000. The parkland
requirements for this phase have been met with the dedication and park
development in previous phases.
Nl Commission Action Options: The Commission has final authority over the
-y0.° variance request. The options regarding the variance request are:
40- (,)u\ j, • Approval
\ � • Denial
� The Commission has final authority over the preliminary plat. The options
' O ' regarding the preliminary plat are:
C 1l� ,0\Q\ • Approval
( \•
GQ, ■ Denial
" i-i INFRASTRUCTURE AND FACILITIES
\' \Q.,, �X
(Y)(e Water required for plat: Each lot is required to have public water
\'1\" service, as shown on the plat. Water service will be extended from an
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`W�� existing 12-inch water line along Castlegate Drive.
e`er Water Service: Water to be provided to each structure, as required.
Sewer required for plat: Each lot is required to have public sewer
service, as shown on the plat. Sewer service will be extended from an
existing 12-inch water line along Castlegate Drive.
Sewer Service: Sewer to be provided to each structure, as required.
Street(s) required for plat: All streets shown on plat are required for
this subdivision.
Streets/Access: Castlegate Drive is a minor collector. Residential
access is precluded on collector streets and larger, where applicable.
The second phase provides a "20' Wide Emergency Access Road with
Gate" to meet the Fire Code requirement for secondary access for
subdivisions with greater than 30 lots.
Off-site Easements required for plat: None required.
Drainage: Detention for this development was provided by the existing
regional detention facility at SH 6.
Flood Plain: The plat reflects the mapped 100-year floodplain.
Minimum floor elevations have been established for effected lots. The
map for this floodplain did not include a floodway. A hydraulic model of
Spring Creek incorporating the effects of the upstream pond and fill of
the proposed lots in the floodplain has been made a requirement to the
final plat.
Oversize request: None
Impact Fees: The development is located within the Spring Creek
Sanitary Sewer Impact Fee Area 97-01. Impact fees for sanitary sewer
will be due at the time of building permit. Currently, the impact fee is
$349.55 per living unit equivalent
Parkland Dedication Fees: Parkland has been dedicated for the
Castlegate Subdivision including Section 7. Any additional parkland
development fees that may be required will be due at time of final plat.
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
3. Variance Request Letter
4. Copy of Preliminary Plat (provided in packet)