The URL can be used to link to this page

Home My WebLink AboutSTAFF REPORT STAFF REPORT Project Manager: Molly Hitchcock Date: December 11, 2003 Email: mhitchcock @cstx.gov Item: Consideration, discussion, and possible action on: 1) a variance request to Section 8 -G.6 of the Subdivision Regulations concerning minimum turnaround dimensions of cul -de -sacs, 2) a variance request to Section 12 -1.4 concerning street jogs, and 3) a preliminary plat for The Glade Section 12 consisting of 17 lots on 3.03 acres generally located off of Southwest Parkway across from Southwood Drive. Applicant: S.M. Kling of Kling Engineering and Surveying as agent for Charles Bergstrom, III Staff Recommendations: If the Commission rules in favor of the variance requests, Staff recommends approval of the preliminary plat. If the Commission denies one or both of the variance requests, the plat shall be denied. Item Summary: This preliminary plat consists of 17 lots on 3.03 acres zoned R -1 Single Family Residential. The property is surrounded by developed single family to the west, north, and east, and Southwest Parkway to the south. The preliminary plat is in preparation of a single family infill development. Section 8 -G.6 of the Subdivision Regulations states: Cul -de -sacs shall have twenty -four (24) or fewer lots, and shall terminate in a turnaround not less than one hundred feet (100') in diameter, with a pavement diameter of eighty feet (80'). The cul -de -sac turnaround is not configured with a consistent diameter; thus the ROW and pavement width do not meet the minimum requirements. The cul -de- sac does meet the minimum requirements for a fire truck turnaround. The City Fire Marshall has approved the configuration for Fire purposes. It may be determined at a later date that parking will be prohibited at the end of the cul -de -sac due to the decreased turnaround area. Section 12 -1.4 states: Whenever possible, street jogs with centerline offsets of less than one hundred twenty -five feet (125') shall be avoided. The proposed right -of -way has been moved as far west as possible from Southwood Drive (120 feet) in consideration of the minimum lot depths for the lots on the western side of the street and the location of existing residential streets to the west. Development engineering staff and the Transportation Planner have reviewed the proposed location of the street and agree that the street as shown is in the most appropriate location. Please note Staff does not support or oppose variance requests. Staff provides technical information to the Commission to assist in analyzing whether the variance is necessary and the impacts if the variance is granted. Although setbacks are shown on the preliminary plat, approval of the plat does not confirm these distances. The UDO at this time allows for a different front setback depending on the configuration of a home's parking. If such a setback may be allowed will be determined at the time of building permit. Comprehensive Plan Considerations: The property is shown on the Land Use Plan as Single Family Medium Density (3 -6 dwelling units /acre) and is in compliance with the plan (5.61 DU /acre). The subdivision will access Southwest Parkway, which is a minor arterial on the Thoroughfare Plan. Item Background: The subject property was annexed into the city in 1968 and has always been zoned for single family. A rezoning to R1 -A was requested in March 2003, but the request was pulled before it went to the City Council. Related Advisory Board Recommendations: On October 14, 2003, the Parks Board agreed to a cash dedication in lieu of land for the proposed plat. Supporting Materials: 1. Location Map 2. Application 3. Infrastructure and Facilities 4. Copy of Preliminary Plat INFRASTRUCTURE AND FACILITIES Water required for plat: Domestic water and fire flow capacity are required in order to plat the property as shown. Water Service: Domestic service is required to all platted lots. Sewer required for plat: Existing sewer is available to the site. Sewer Service: Sewer is required to be extended to all platted lots. Street(s) required for plat: The plat shows the construction of Limestone Drive. Streets /Access: Access from residential properties will be restricted to Limestone. Off -site Easements required for plat: None Drainage: The development is required to comply with the City's Drainage Policy. The City storm sewer system, including street and pipe capacity, is designed for the 10 -yr storm. Capacity of the existing system will have to be ensured by the project engineer. Flood Plain: None. Oversize request: None. Impact Fees: None. Parkland Dedication Fees: Parkland and development fees will be required for the 16 new Tots to be platted ($556.00/lot). STAFF REPORT Project Manager: Jennifer Reeves Date: December 11, 2003 Email: jreeves @cstx.gov Item: Public hearing, discussion, and possible action on a preliminary plat for The Glade Section 12 consisting of 17 lots on 3.03 acres generally located off of Southwest Parkway across from Southwood Drive. Applicant: S.M. Kling of Kling Engineering and Surveying as agent for Charles Bergstrom, 111 Staff Recommendations: Staff recommends approval of the preliminary plat as submitted. Item Summary: This preliminary plat consists of 17 lots on 3.03 acres zoned R -1 Single Family Residential. The property is surrounded by developed single family to the west, north, and east, and Southwest Parkway to the south. The preliminary plat is in preparation of a single family infill development. Although setbacks are shown on the preliminary plat, approval of the plat does not confirm these distances. The UDO at this time allows for a different front setback depending on the configuration of a home's parking. Such a setback may be allowed, and will be determined at the time of building permit. Previously two variances were being requested, one to Section 8 -G.6 of the Subdivision Regulations concerning minimum turnaround dimensions of cul -de- sacs, and the other variance request was to Section 12 -1.4 concerning street jogs. Since the first submittal these two requests have been retracted and are no longer needed. Comprehensive Plan Considerations: The property is shown on the Land Use Plan as Single Family Medium Density (3 -6 dwelling units /acre) and is in compliance with the plan (5.61 DU /acre). The subdivision will access Southwest Parkway, which is a minor arterial on the Thoroughfare Plan. Item Background: The subject property was annexed into the city in 1968 and has always been zoned for single family. A rezoning to R1 -A was requested in March 2003, but the request was pulled before it went to the City Council. Related Advisory Board Recommendations: On October 14, 2003, the Parks Board agreed to a cash dedication in lieu of land for the proposed plat. Supporting Materials: 1. Location Map 2. Application � � J e , % L , 4 r L • �O� i BOO b0 bN1 � 301 P`' � � N Atil -% \ L % Ar da %or .4% ,s' i 4 1 ki O Ar*tt 4P to 4 V ® 0 -r / liiiikofitAbL.'_' *IV N " -1S-4 �.100 c, I , ■ oos Q c AT -- ' ° '' 4 I ANT 1 8 ,, ,L,. t A # u) _- -i .:- IA Aor ■,.- _ , A w -0 4 1 Q 41P' 1.1‘' # Nrt - /- -1 ti cc 4r k ztAfk L11441110 0 W ko4 :& ,,■■■,4"4744 •V'',,alan i s t* cA N o -241W4,40 VIVA i g 2,9 At* # cr3),= 1 1■41jAri i A; AIT,71,_,_ ,o u_o ig 7444,11 z N .. °G� °G� c °� o°'� F" W �P � 4 ° P G� o_� �G 4444 a � . - � Q � pi „ „I��ii � � Z irits, , s,000,,,,0471.4r # ° � -1i s rnW :-crart. o LZ1 N mii m — AlitIMA#4._cA � °j � - lF� � d c#