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HomeMy WebLinkAboutStaff Report a STAFF REPORT Project Manager: Crissy Hartl, Staff Planner Report Date: October 15, 2007 Email: chartl@cstx.gov Meeting Date: November 1, 2007 Project Number: 07-00500239 Item: Presentation, possible action, and discussion on variance requests to Subdivision Regulation Sections 8-G.2 Relation to Adjoining Street Systems and 8-K.1 Lots, and presentation, possible action, and discussion on a Preliminary Plat for Spring Creek Gardens Phase 3 consisting of 37 lots on 10.23 acres generally located at the southwest corner of Alexandria Avenue and the future Decatur Drive extension. Applicant: Wallace Phillips, Developer Staff Recommendations: If the variances are approved, Staff recommends approval of the Preliminary Plat with the condition that staff comments are addressed. Item Summary: This item is for the consideration of 36 lots zoned R-1 Single-Family Residential, and one lot zoned A-P Administrative-Professional. The applicant is requesting two variances to the Subdivision Regulations. Section 8-G.2 of the Subdivision Regulations requires developments to provide proper street projections to adjacent unplatted properties. The subject property abuts floodplain areas and a conservation easement on its south and west property lines. Section 8-K.1 states that an arrangement placing adjacent lots at right angles to each other shall be avoided. Lots 30 through 33 illustrate this situation. The applicant has provided a letter with supporting information for these requests. In considering a variance, the Planning and Zoning Commission should make the following findings: 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; 2. That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; 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 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 Comprehensive Land Use Plan identifies the subject property as Single-Family Medium Density and Office. Decatur Drive is classified on the Thoroughfare Plan major collector. This portion of Decatur Drive will be constructed by the city and is expected to be completed next year. If the variances are granted, the plat will be in compliance with the Subdivision Regulations. The plat is in compliance with the requirements of the Comprehensive Plan and the Unified Development Ordinance. Item Background: The subject property was annexed in 1983 and subsequently zoned A-O Agricultural-Open. It was later rezoned in 2001 to R-4 Apartment/Low-Density, which was in compliance with the approved Crowley Tract Master Plan. In 2006, the City Council approved a rezoning from R-4 Multi-Family to R-1 Single-Family Residential and A-P Administrative Professional. The Crowley Tract received approval for a Master Preliminary Plat in 2003 and has followed by final plats since that time. Budgetary & Financial Summary: None requested. Related Advisory Board Recommendations: The Parks & Recreation Advisory Board accepted a 5.43 parkland dedication with the master plan that was approved in 2003. Parkland development fees will also be required for the 36 single-family residential lots at time of final plat. Commission Action Options: The Commission has final authority over the Preliminary Plat. The Commission must first take action on the variance requests. If the variance requests are denied, the Preliminary Plat would not be in compliance with the Subdivision Regulations and should also be denied. Using separate motions, the options regarding the variance requests and Preliminary Plat are: • Approval • Denial INFRASTRUCTURE AND FACILITIES Water Service: The subject property is located adjacent to a 12-in water main, which runs along Decatur. Both Decatur and the water main are currently under construction. The subdivision plans to extend an 8-in water main with development. Sewer Service: The subject property is located adjacent to a 12-in sanitary sewer main, which runs along the western property line. The subdivision plans to extend an 8-in sanitary sewer main with development. Streets/Access: The subject property is located adjacent to Decatur (Major Collector), which is currently being constructed. The subdivision will create two residential cul-de- sacs and extend an emergency access way to the existing adjacent alley. Off-site Easements required for plat: None known at this time. Drainage: The subject property is located in the Spring Creek Drainage Basin and is adjacent to a Conservation Easement and Deed Restricted Areas. During construction, extra caution will need to be used in areas near Conservation Easement and Deed Restricted Areas to not negatively impact the vegetation and drainage pathways. A perimeter fence shall be installed to protect Conservation Easement from off-site threats during construction. Modifications to drainage discharge outfalls may be required to protect Conservation Easement and Deed Restricted Areas. This will be determined at Final Plat stage with review of construction documents. Upon development the subject property will have to meet the minimum requirements set forth by the BCS Unified Storm Water Design Guidelines. Flood Plain: The subject property is located adjacent to a Special Flood Hazard Area per FEMA FIRM panel 205D. Oversize request: See Budgetary and Financial Summary Section. Impact Fees: The subject property is located in the Spring Creek Sanitary Sewer Impact Fee Area, which is $349.55/LUE. Parkland Dedication Fees: Parkland development fees will be required for the 36 single-family residential lots. Supporting Materials: 1. Small Area Map (SAM) and Aerial Map 2. Site Photographs 3. Application 4. Variance Request Letter 5. Engineering Comments#2 6. Copy of Preliminary Plat (provided in packet) ENGINEERING COMMENTS NO. 2 1. Please label the shaded floodplain area appropriately. 2. During construction, extra caution will need to be used in areas near Conservation Easement and Deed Restricted Areas to not negatively impact the vegetation and drainage pathways. 3. A perimeter fence shall be installed to protect Conservation Easement from off-site threats during construction. 4. Modifications to drainage discharge outfalls may be required to protect Conservation Easement and Deed Restricted Areas. This will be determined at Final Plat stage with review of construction documents. Reviewed by: Josh Norton Date: October 22, 2007