HomeMy WebLinkAboutStaff Report STAFF REPORT
Project Manager: Lindsay Boyer, Staff Planner Report Date: January 4, 2007
Email: lboyer@cstx.gov Meeting Date: January 4, 2007
Project Number: 06-00500261
Item: Presentation, possible action, and discussion on a Variance Request to Section 8-J,
Blocks of the Subdivision Regulations and a presentation, possible action, and discussion on a
Preliminary Plat for Tower Point Subdivision consisting of 23 lots on 128.28 acres located at
951 William D. Fitch Parkway in the general vicinity of the northwest corner of the intersection
of William D. Fitch Parkway and State Highway 6.
Applicant: Chuck Ellison, agent for the owner.
Staff Recommendations: If the variance is approved, staff recommends approval of the
preliminary plat with the condition that the attached Staff Review Comments are addressed.
Item Summary: The proposed plat is in preparation of commercial development on the site.
This area is under a Master Plan approved in 1997, vesting the project under 1997 Subdivision
Regulations under the Texas Local Government Code. The plat proposes the development of
the property in 9 phases.
Section 8-J of the Subdivision Regulations require that blocks shall be no longer than 800 feet
in non-residential areas. The applicant is requesting a variance to this section. The applicant is
requesting a variance to block length requirement in 4 places:
1. The block length along the east side Lots 11 and 2, Block 3 — 2645.4 feet
2. The block length along the west side of Lot 11, Block 3 — 1208.9 feet
3. The block length along the southern sides of Lots 7-9, Block 3 — 1086.4 feet
4. The block length along the northern side of Lots 2 and 3, Block 5 — 810.4 feet
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 this area
as Retail Regional, and the property has frontage on State Highway 6 and William D. Fitch
Parkway, both designated highways on the Thoroughfare Plan. The property also includes the
extension of Arrington Road, a major collector, through the property which is currently a project
in the Capital Improvement Budget. Additionally, two lots have frontage on Decatur Drive,
another major collector. The properties will have access from all four roads. The access
easements identified on the plat will be the only driveways granted on TxDOT right-of-way.
This plat is in compliance with the approved Master Plan and the 1997 Subdivision Regulations.
Item Background: The subject property was annexed in 1983 and subsequently zoned A-O,
Agricultural Open. The majority of the property was rezoned in 2001 to C-1, General
Commercial. The Spring Creek property located along Decatur Drive was rezoned to C-1,
General Commercial and A-P, Administrative Professional in 2005. The OV, Corridor Overlay
was also applied to a majority of the property in 2006.
Budgetary & Financial Summary: N/A
Related Advisory Board Recommendations: N/A
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: There are existing water mains along State Highway 6 and State Highway
40. A public water main is required to be extended to all lots.
Water Service: Domestic water service and fire protection to be extended to all structures
as needed.
Sewer required for plat: There are existing sanitary sewer trunk lines through the property.
A public sewer main is required to be extended to all lots as shown on Plat.
Sewer Service: To be provided to all building plots as required from public line.
Street(s) required for plat: Arrington Road and Decatur Road are Major Collectors on the
City's Thoroughfare Plan and are required for platting. The City has a Capital Improvement
Project to construct Arrington and Decatur Roads.
Streets/Access: To comply with the driveway spacing requirements, shared access
easements are proposed for dedication from Arrington Road, Decatur Road, State Highway
6, and State Highway 40. Internal access easements are also proposed for circulation and
access to additional lots.
Off-site Easements required for plat: None at this time.
Drainage: There is an existing regional detention facility.
Flood Plain: FEMA designated floodplain for Spring Creek is located on this property.
Finished Floor elevations have been determined for the lots impacted by the floodplain.
Oversize request: None at this time.
Impact Fees: The majority of the property is located in the Spring Creek Sewer Impact Fee
Area (97-01). Currently, the Impact Fee for this area is $349.55 per Living Unit Equivalent.
Impact Fees are due at time of Building Permit.
Parkland Dedication Fees: None.
Supporting Materials:
1. Small Area Map (SAM) and Aerial Map
2. Application
3. Copy of Preliminary Plat (provided in packet)
4. Variance Request Letter
5. Staff Review Comments