HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Project Manager: Molly Hitchcock Date: November 4, 2004
Email: mhitchcock@cstx.gov
Item: Public hearing, discussion, and possible action on a variance request to Section
8.J.2 of the Subdivision Regulations and a preliminary plat for Spring Creek Gardens
consisting of 52 residential lots on 14.024 acres at 4300 SH 6 South, approximately % mile
north of Greens Prairie Road, west of SH 6.
Applicant: Wallace Phillips for Spring Creek CS Development, CS
Staff Recommendations: Staff recommends approval of the request for a variance to the
block length requirement and approval of the preliminary plat.
Item Summary: The property is being platted for a PDD Planned Development District
residential project. At their review of the concept plan, the Design Review Board accepted
reduced lot dimensions and setbacks for this development. The concept plan also called
for a median in Spring Garden Drive and streetscaping. Along with the residential lots,
seven common areas (0.036 - 0.159 acres each) are included to provide pedestrian
access, landscaping/area identity, drainage, and utilities. A 4.326-acre reserve tract that
includes a drainage area and recently rezoned commercial acreage is shown on the plat.
The residential lots and common areas will be developed in two phases. When
completed, the length of Block 1 and Block 2 will be approximately 1213 feet long.
Section 842 of the Subdivision Regulations states:
Block length shall not exceed on thousand two hundred feet (1,200') in single-family
residential areas and shall not exceed eight hundred feet (800') in other areas. In
blocks over eight hundred feet (800') in length, there may be required, near the center
of the block, an access way as hereafter defined. An access way may be required at
the end of a cul-de-sac to facilitate pedestrian traffic movement.
The developer has proposed access ways that encourage pedestrian movement, but a
variance to the actual block length is necessary for the plat to proceed.
Comprehensive Plan Considerations: The proposed density is 3.7 dwelling units per
acre, which falls within the anticipated density of the Land Use Plan (3-6 DU/acre).
Related Advisory Board Recommendations: The Design Review Board recommended
approval of the block length variance at their July 9, 2004 meeting.
Supporting Materials:
1. Location Map
2. Aerial
3. Application
4. Infrastructure and Facilities
5. Copy of Preliminary Plat
INFRASTRUCTURE AND FACILITIES
Water required for plat: 8" water along Whispering Creek Drive is required to be
extended to the adjacent undeveloped tract. Fire flows is required meet City
Design Guidelines.
Sewer required for plat: The City currently has a capital project to extend a
sewer main from Lift Station No. 1 through this development. A public easement
dedicated by separate instrument associated with this capital project is required
accordance with the Council approved Needs Resolution. The City and the
developer have coordinated both projects. The associated final plat cannot be
filed without the capital sewer project being constructed to serve this development.
Additionally, public sewer is required to be extended to the Reserve Tract.
Flood Plain: A Flood Study is required to define the limits of floodplain,
floodway, base flood elevations (BFE's), and minimum finish floor elevations for
adjacent lots. A Letter of Map Revision (LOMR) is required to be approved
through FEMA prior to approval of the Final Plat. The Flood Study should be
extended through the Reserve Tract as well.
Streets / Access: A joint access easement should be provided on either the north
or south boundary of Reserve Tract along State Highway 6.
Impact Fees: This Spring Creek Impact Fee Area and the fees will be due with
the Final Plat.