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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Project Manager: Jennifer Prochazka, Staff Planner Date: October 21, 2004 Email: jprochazka @cstx.gov Item: Public hearing, discussion, and possible action on a request for a variance to Section 842 of the Subdivision Regulations, and a Preliminary Plat for Dove Crossing Subdivision, consisting of 97.94 acres, generally located along the south side of Graham Road, across from the intersection of Graham Road and Schaffer Road. Applicant: PHI -TON Investments, property owner Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the attached Staff Review Comments are addressed. If the variance requests are not approved, the Preliminary Plat must be denied as well. Item Summary: This item is for consideration of a Preliminary Plat for an R -1 Single- Family Residential development of just under 100 acres. This development will include the construction of two minor collectors. A pedestrian access way to the school property to the west is proposed. The applicant has proposed detention for this development on the adjacent property to the south, which is not yet platted. The property will have to be platted prior to the development of the detention facility. Section 842 of the Subdivision Regulations requires that a single - family block length shall not exceed 1,200' in single - family residential subdivisions. The applicant has requested a variance to four (4) of the blocks in the subdivision. Please see the attached letter for variance requests and justifications. The following are the variances requested: Block 1 - 1,246' Because no more access points are permitted to Graham Road, Staff recommends approval of the variance request. Block 2 - 1244' Because of the proposed length of Block 1 and the limited purpose that a street through Block 2 would serve, Staff recommends approval of the variance request. Block 4 - 1,326' Because this Block is parallel to the school property and it is not likely that a street would continue through that property, and because of the addition of a pedestrian access way, Staff recommends approval of the variance request. Block 6 - 2,796' Staff contends that there may be opportunity and need for a street to connect to the adjacent property through Block 6 that would reduce the length of that block, therefore, Staff does not recommend approval of the variance request. 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 Preliminary Plat is in compliance with the Comprehensive Plan. The Land Use Plan shows the subject property and surrounding area as Single - Family Medium Density. Alexandria Avenue and Eagle Avenue are shown as minor collectors, and Graham Road is shown as a major collector on the Thoroughfare Plan. The Preliminary Plat is in compliance with the Master Plan that was approved by the Commission earlier this year and with all zoning restrictions. With the exception of the variances requested, the plat is also in compliance with the Subdivision Regulations. Item Background: The subject property was annexed into the City in 1993 and zoned A -O Agricultural Open at that time. The property was rezoned to R -1 Single - Family Residential earlier this year. A Master Plan of the property was also approved earlier this year. Budgetary & Financial Summary: Oversized Participation (OP) may be requested for upsizing the water line. Related Advisory Board Recommendations: The Parks Board recommended fee in lieu of land dedication. Commission Action Options: The Commission has final authority over the Preliminary Plat. The options regarding the final plat are: ■ Approval ■ Denial Supporting Materials: 1. Location Map 2. Aerial 3. Application 4. Variance request letter 5. Infrastructure and Facilities 6. Staff Review Comments # 2 7. Copy of Preliminary Plat INFRASTRUCTURE AND FACILITIES Water required for plat: Each lot is required to have public water service, as shown on the plat. Water Service: There is an existing 12" water main on the south side of Graham, a 12" main along Alexandria, and a 12" main along Eagle Avenue. Sewer required for plat: Each lot is required to have public sewer service, as shown on the plat. Sewer Service: There is an existing 18" sewer main on the south property line. The northwest portion of the subject property is in the 92- 01 Sewer Impact fee Area. Street(s) required for plat: All streets shown on plat are required for this subdivision. Streets /Access: The Thoroughfare Plan shows a minor collector street from the southwest corner of the tract connecting to Alexandria, then connecting to Eagle Avenue, then traversing the property to Graham Road toward the north. Off -site Easements required for plat: The proposed off -site drainage will require an easement from the property owner. Drainage: Drainage is to Lick Creek. According to the Drainage Ordinance, this development is not allowed to increase the 100 -year flood level, either upstream or downstream. Flood Plain: No floodplain appears on the subject property. A portion of the area proposed for detention is within the 100 -year flood plain. Oversize request: Oversize participation may be requested on for the water line. Impact Fees: The 2000 Update to the 92 -01 Impact Fee Area shows a strip of land along Graham Road on the subject property, approximately 170'x1400', in the impact fee area. The current fee is $232.04 per Living Unit Equivalent. Parkland Dedication Fees: The Parks Board recommended fee in lieu of land dedication. STAFF REVIEW COMMENTS NO. 2 Project: DOVE CROSSING (PP) - 04- 00500213 ENGINEERING 1. The fire flow analysis must provide a minimum 1,000 gpm to each hydrant. In addition, velocity is a component of the report and must be reported with the other data. 2. The sewer line along Graham Road is the 92 -01 Impact Fee Line approved by ordinance. The line was designed and constructed for a specific area as contained in the ordinance. All connections to the line and users in the Fee Area are required to pay the adopted impact fee rate. It appears approximately 20 lots of Dove Crossing are in the Fee Area. In order to permit additional flow into the Fee Line a sewer analysis would have to confirm that there is adequate additional capacity in the line per the adopted Land Use Study of the Impact Fee Area. 3. Due to the previous comment, Note 10 can not be approved at this time. 4. The flood study should have BFEs associated with cross sections. The floodplain boundary should relate to this data. 5. Please note, the City is currently adopting new standards for street design and street construction. Minimum requirements will change when these standards are adopted. Reviewed by: Spencer Thompson & Jennifer Prochazka Date: October 4, 2004 � 9U+ -FO/V Uk - ZQ �iZ UCe.R.lc�e� Regular Agenda 5 Variance & Preliminary Dove Crossing Plat 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 Preliminary Plat is in compliance with the Comprehensive Plan. The Land Use Plan shows the subject property and surrounding area as Single - Family Medium Density. Alexandria Avenue and Eagle Avenue are shown as minor collectors, and Graham Road is shown as a major collector on the Thoroughfare Plan. The Preliminary Plat is in compliance with the Master Plan that was approved by the Commission earlier this year and with all zoning restrictions. With the exception of the variances requested, the plat is also in compliance with the Subdivision Regulations. Item Background: The subject property was annexed into the City in 1993 and zoned A -O Agricultural Open at that time. The property was rezoned to R -1 Single - Family Residential earlier this year. A Master Plan of the property was also approved earlier this year. Budgetary & Financial Summary: Oversized Participation (OP) may be requested for upsizing the water line. Related Advisory Board Recommendations: The Parks Board recommended fee in lieu of land dedication. Commission Action Options: The Commission has final authority over the Preliminary Plat. The options regarding the final plat are: ■ Approval ■ Denial Supporting Materials: 1. Location Map 2. Aerial 3. Application 4. Variance request letter 5. Infrastructure and Facilities 6. Staff Review Comments # 2 7. Copy of Preliminary Plat INFRASTRUCTURE AND FACILITIES Water required for plat: Each lot is required to have public water service, as shown on the plat. Water Service: There is an existing 12" water main on the south side of Graham, a 12" main along Alexandria, and a 12" main along Eagle Avenue. Sewer required for plat: Each lot is required to have public sewer service, as shown on the plat. Sewer Service: There is an existing 18" sewer main on the south property line. The northwest portion of the subject property is in the 92- 01 Sewer Impact fee Area. Street(s) required for plat: All streets shown on plat are required for this subdivision. Streets /Access: The Thoroughfare Plan shows a minor collector street from the southwest corner of the tract connecting to Alexandria, then connecting to Eagle Avenue, then traversing the property to Graham Road toward the north. Off -site Easements required for plat: The proposed off -site drainage will require an easement from the property owner. Drainage: Drainage is to Lick Creek. According to the Drainage Ordinance, this development is not allowed to increase the 100 -year flood level, either upstream or downstream. Flood Plain: No floodplain appears on the subject property. A portion of the area proposed for detention is within the 100 -year flood plain. Oversize request: Oversize participation may be requested on for the water line. Impact Fees: The 2000 Update to the 92 -01 Impact Fee Area shows a strip of land along Graham Road on the subject property, approximately 170'x1400', in the impact fee area. The current fee is $232.04 per Living Unit Equivalent. Parkland Dedication Fees: The Parks Board recommended fee in lieu of land dedication. STAFF REPORT Project Manager: Jennifer Prochazka, Staff Planner Date: October 21, 2004 Email: jprochazka @cstx.gov Item: Public hearing, discussion, and possible action on a request for a variance to Section 842 of the Subdivision Regulations, and a Preliminary Plat for Dove Crossing Subdivision, consisting of 97.94 acres, generally located along the south side of Graham Road, across from the intersection of Graham Road and Schaffer Road. Applicant: PHI -TON Investments, property owner Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the attached Staff Review Comments are addressed. If the variance requests are not approved, the Preliminary Plat must be denied as well. Item Summary: This item is for consideration of a Preliminary Plat for an R -1 Single - Family Residential development of just under 100 acres. This development will include the construction of two minor collectors. A pedestrian access way to the school property to the west is proposed. The applicant has proposed detention for this development on the adjacent property to the south, which is not yet platted. The property will have to be platted prior to the development of the detention facility. Section 842 of the Subdivision Regulations requires that a single - family block length shall not exceed 1,200' in single - family residential subdivisions. The applicant has requested a variance to four (4) of the blocks in the subdivision. Please see the attached letter for variance requests and justifications. The following are the variances requested: Block 1 - 1,246' Because no more access points are permitted to Graham Road, Staff recommends approval of the variance request. Block 2 - 1244' Because of the proposed length of Block 1 and the limited purpose that a street through Block 2 would serve, Staff recommends approval of the variance request. Block 4 - 1,326' Because this Block is parallel to the school property and it is not likely that a street would continue through that property, and because of the addition of a pedestrian access way, Staff recommends approval of the variance request. Block 6 - 2,796' Staff contends that there may be opportunity and need for a street to connect to the adjacent property through Block 6 that would reduce the length of that block, therefore, Staff does not recommend approval of the variance request. STAFF REPORT Project Manager: Jennifer Prochazka, Staff Planner Date: October 21, 2004 Email: jrochazka@cstx.gov Item: Public hearing, discussion, and possible action on a request for a variance to Section 8 -J.2 of the Subdivision Regulations, and a Preliminary Plat for Dove Crossing Subdivision, consisting of 97.94 acres, generally located along the south side of Graham Road, across from the intersection of Graham Road and Schaffer Road. Applicant: PHI -TON Investments, property owner Staff Recommendations: Staff recommends approval of the Preliminary Plat with the condition that the attached Staff Review Comments are addressed. If the variance requests are not approved, the Preliminary Plat must be denied as well. Item Summary: This item is for consideration of a Preliminary Plat for an R -1 Single - Family Residential development of just under 100 acres. This development will include the construction of two minor collectors. A pedestrian access way to the school property to the west is proposed. The applicant has proposed detention for this development on the adjacent property to the south, which is not yet platted. The property will have to be platted prior to the development of the detention facility. Section 842 of the Subdivision Regulations requires that a single - family block length shall not exceed 1,200' in single - family residential subdivisions. The applicant has requested a variance to four (4) of the blocks in the subdivision. Please see the attached letter for variance requests and justifications. The following are the variances requested: Block 1 - 1,246' Because no more access points are permitted to Graham Road, Staff recommends approval of the variance request. Block 2 - 1244' Because of the proposed length of Block 1 and the limited purpose that a street through Block 2 would serve, Staff recommends approval of the variance request. Block 4 - 1,326' Because this Block is parallel to the school property and it is not likely that a street would continue through that property, and because of the addition of a pedestrian access way, Staff recommends approval of the variance request. Block 6 - 2,796' Staff contends that there may be opportunity and need for a street to connect to the adjacent property through Block 6 that would reduce the length of that block, therefore, Staff does not recommend approval of the variance request. 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 Preliminary Plat is in compliance with the Comprehensive Plan. The Land Use Plan shows the subject property and surrounding area as Single - Family Medium Density. Alexandria Avenue and Eagle Avenue are shown as minor collectors, and Graham Road is shown as a major collector on the Thoroughfare Plan. The Preliminary Plat is in compliance with the Master Plan that was approved by the Commission earlier this year and with all zoning restrictions. With the exception of the variances requested, the plat is also in compliance with the Subdivision Regulations. Item Background: The subject property was annexed into the City in 1993 and zoned A -O Agricultural Open at that time. The property was rezoned to R -1 Single - Family Residential earlier this year. A Master Plan of the property was also approved earlier this year. Budgetary & Financial Summary: Oversized Participation (OP) may be requested for upsizing the water line. Related Advisory Board Recommendations: The Parks Board recommended fee in lieu of land dedication. Commission Action Options: The Commission has final authority over the Preliminary Plat. The options regarding the final plat are: ■ Approval ■ Denial Supporting Materials: 1. Location Map 2. Aerial 3. Application 4. Variance request letter 5. Infrastructure and Facilities 6. Staff Review Comments # 2 7. Copy of Preliminary Plat INFRASTRUCTURE AND FACILITIES Water required for plat: Each lot is required to have public water service, as shown on the plat. Water Service: There is an existing 12" water main on the south side of Graham, a 12" main along Alexandria, and a 12" main along Eagle Avenue. Sewer required for plat: Each lot is required to have public sewer service, as shown on the plat. Sewer Service: There is an existing 18" sewer main on the south property line. The northwest portion of the subject property is in the 92- 01 Sewer Impact fee Area. Street(s) required for plat: All streets shown on plat are required for this subdivision. Streets /Access: The Thoroughfare Plan shows a minor collector street from the southwest corner of the tract connecting to Alexandria, then connecting to Eagle Avenue, then traversing the property to Graham Road toward the north. Off -site Easements required for plat: The proposed off -site drainage will require an easement from the property owner. Drainage: Drainage is to Lick Creek. According to the Drainage Ordinance, this development is not allowed to increase the 100 -year flood level, either upstream or downstream. Flood Plain: No floodplain appears on the subject property. A portion of the area proposed for detention is within the 100 -year flood plain. Oversize request: Oversize participation may be requested on for the water line. Impact Fees: The 2000 Update to the 92 -01 Impact Fee Area shows a strip of land along Graham Road on the subject property, approximately 170'x1400', in the impact fee area. The current fee is $232.04 per Living Unit Equivalent. Parkland Dedication Fees: The Parks Board recommended fee in lieu of land dedication. STAFF REVIEW COMMENTS NO. 2 Project: DOVE CROSSING (PP) - 04- 00500213 ENGINEERING 1. The fire flow analysis must provide a minimum 1,000 gpm to each hydrant. In addition, velocity is a component of the report and must be reported with the other data. 2. The sewer line along Graham Road is the 92 -01 Impact Fee Line approved by ordinance. The line was designed and constructed for a specific area as contained in the ordinance. All connections to the line and users in the Fee Area are required to pay the adopted impact fee rate. It appears approximately 20 lots of Dove Crossing are in the Fee Area. In order to permit additional flow into the Fee Line a sewer analysis would have to confirm that there is adequate additional capacity in the line per the adopted Land Use Study of the Impact Fee Area. 3. Due to the previous comment, Note 10 can not be approved at this time. 4. The flood study should have BFEs associated with cross sections. The floodplain boundary should relate to this data. 5. Please note, the City is currently adopting new standards for street design and street construction. Minimum requirements will change when these standards are adopted. Reviewed by: Spencer Thompson & Jennifer Prochazka Date: October 4, 2004 Dove Crossing (04 -213) Item Summary: This item is for consideration of a Preliminary Plat for Dove Crossing, an R -1 Single - Family Residential development of just under 100 acres and approximately 500 lots. The property is located on the South side of Graham Road across from the intersection of Graham Road and Schaffer Road. The applicant has requested 4 variances to Section 8 of the Subdivision regulations. Section 8 requires that a single - family block length be less than 1,200'. 75V Block 1 - 1,246' ecause no more access points are permitted to Graham Road, `Staff recommends approval BI - 12 4' Because of the proposed length of Block 1 and e limited purpose that a street through Block 2 would serve, Staff recommends approval Block 4 - 1,32 ecause this Block is parallel to the school property and i is not likely that a street would continue through that property and because of the addition of a pedestrian access way, tall recommends approval Block 6 - 2,796' Staff feels that there may be an opportunity and a need for a street to connect to the adjacent property through Block 6 that would reduce the length of that block, so... staff does not recommend approval of that request. Staff recommends approval of the Preliminary Plat with the condition that the attached Staff Review Comments are addressed and with the condition that a street be connected to provide access to the property to the east and to break up the block length of Block 6. T LUP: The Preliminary Plat is in compliance with the Land Use Plan and with the Master Plan that was approved earlier this year. Qrn�«� tn�c,�����n � NJ q co a s�a�n acCe&Au to A4JV This development will include the construction of two minor collectors as required by the Thoroughfare Plan. And a pedestrian access way to the school property to the west is proposed. Related Advisory Board Recommendations: The Parks Board recommended fee in lieu of land dedication. The applicant has proposed detention for this development on the adjacent property to the south, which is not yet platted. The property will have to be platted prior to the development of the detention facility. Item Background: The subject property was annexed into the City in 1993 and zoned A -O Agricultural Open at that time. The property was rezoned to R -1 Single - Family Residential earlier this year. A Master Plan of the property was also approved earlier this year. 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." INFRASTRUCTURE AND FACILITIES Water required for plat: Each lot is required to have public water service, as shown on the plat. Water Service: There is an existing 12" water main on the south side of Graham, a 12" main along Alexandria, and a 12" main along Eagle Avenue. Sewer required for plat: Each lot is required to have public sewer service, as shown on the plat. Sewer Service: There is an existing 18" sewer main on the south property line. The northwest portion of the subject property is in the 92- 01 Sewer Impact fee Area. Street(s) required for plat: All streets shown on plat are required for this subdivision. Streets /Access: The Thoroughfare Plan shows a minor collector street from the southwest corner of the tract connecting to Alexandria, then connecting to Eagle Avenue, then traversing the property to Graham Road toward the north. Off -site Easements required for plat: The proposed off -site drainage will require an easement from the property owner. Drainage: Drainage is to Lick Creek. According to the Drainage Ordinance, this development is not allowed to increase the 100 -year flood level, either upstream or downstream. Flood Plain: No floodplain appears on the subject property. A portion of the area proposed for detention is within the 100 -year flood plain. Oversize request: Oversize participation may be requested on for the water line. Impact Fees: The 2000 Update to the 92 -01 Impact Fee Area shows a strip of land along Graham Road on the subject property, approximately 170'x1400', in the impact fee area. The current fee is $232.04 per Living Unit Equivalent. Parkland Dedication Fees: The Parks Board recommended fee in lieu of land dedication.