Title
Consider/Discuss/Act on a Preliminary-Final Plat for Lot 1, Block A, of the Becker Addition, Located on the West Side of County Road 406 and Approximately 1,500 Feet South of County Road 408
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
MEETING DATE: May 16, 2017
DEPARTMENT: Planning
CONTACT: Matt Robinson, AICP, Planning Manager
Brian Lockley, AICP, Director of Planning
RECOMMENDED CITY COUNCIL ACTION:
• Staff recommends approval of the proposed preliminary-final plat and associated variances with the following conditions:
1. The applicant receive approval of the associated facilities agreement.
2. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance waiving the requirement to construct public streets, including the associated street lighting and sidewalks adjacent to the property.
3. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance waiving the requirement to construct sanitary sewer and water lines to the subject property and extend them to the adjacent property upstream.
4. The applicant receive variance to Section 142-105 (Improvements) of the Subdivision Ordinance allowing the use of individual septic systems.
5. The applicant receive a variance to the Storm Water Management Ordinance waiving the requirement to collect drainage in an underground storm water system.
6. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance to allow lot to lot drainage.
7. The applicant receive a variance to provide fire flow and fire hydrants as required by 2012 International Fire Code
Prior to the issuance of a building permit:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Preliminary-Final Plat Approval Checklist, attached.
2. The associated facilities agreement be filed with the county prior to filing the plat, subject to review and approval of the City Attorney.
APPLICATION SUBMITTAL DATE: February 13, 2017 (Original Application)
March 20, 2017 (Revised Submittal)
April 21, 2017 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing to plat approximately 10 acres of land, located on the west side of County Road 406 and approximately 1,500 feet south of County Road 408. The subject property is located partially within the City’s ETJ (approximately 2.5 acres), with the majority of the property located within the city limits (7.5 acres). The regulations of the Zoning Ordinance apply to the portion of the property located in the city limits; however, regulations of the Subdivision Ordinance apply to the entire property.
Under State Law, before a property can be subdivided in the City of McKinney and its ETJ, it must be platted and filed for record with the Collin County Clerk, in accordance with the City of McKinney’s subdivision regulations. Typically, preliminary-final plats are considered by the Planning and Zoning Commission. This preliminary-final plat has bypassed the Planning and Zoning Commission and is being considered by the City Council because the applicant has requested several variances to the requirements of the Subdivision Ordinance. Per the Subdivision Ordinance, only the City Council can grant a variance.
The applicant is requesting to plat the property into one lot, with the intent to construct a single family residence and barn on the property. The subject property is currently undeveloped. The applicant has indicated to Staff the desire to not construct or escrow for the typical required improvements, such as water, sanitary sewer, and roads; however, the applicant has agreed to provide the easements for said infrastructure, and to enter into a facilities agreement with the City of McKinney.
PLATTING STATUS: The subject property is currently unplatted. Subsequent to the approval of the preliminary-final plat, a record plat or plats, subject to review and approval by the Director of Planning, must be filed for recordation with the Collin County Clerk, prior to issuance of a building permit.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“AG” - Agricultural District and City of McKinney Extraterritorial Jurisdiction |
Undeveloped Land |
|
North |
“AG” - Agricultural District and City of McKinney Extraterritorial Jurisdiction |
Single Family Residence |
|
South |
“AG” - Agricultural District and City of McKinney Extraterritorial Jurisdiction |
Barn and Undeveloped Land |
|
East |
City of McKinney Extraterritorial Jurisdiction |
Single Family Residence |
|
West |
City of McKinney Extraterritorial Jurisdiction |
Undeveloped Land |
ACCESS/CIRCULATION:
|
Adjacent Streets: |
County Road 406, Variable Width Right-of-Way |
TREE PRESERVATION ORDINANCE: The applicant will be responsible for complying with the Tree Preservation Ordinance.
PUBLIC IMPROVEMENTS:
|
Sidewalks: |
Required along CR 406 |
|
Hike and Bike Trails: |
Not Required |
|
|
|
Discussion: Under the requirements of the Subdivision Ordinance, the applicant will be required to construct all necessary public improvements prior to filing the associated plat, unless otherwise specified in an approved facilities agreement.
DRAINAGE: The applicant will be responsible for all drainage associated with the subject property, and for compliance with the Storm Water Ordinance, which may require on-site detention, unless the requested variances are approved.
Road Improvements: The site is currently served by CR 406 which is a 26-foot wide asphalt roadway with roadside ditches. The applicant would be required to widen the roadway across their frontage by constructing a 24-foot wide concrete curb and gutter roadway (ultimate northbound lanes) with 5-foot sidewalks and underground drainage. The applicant has requested a variance from the above roadway construction requirements.
Water Improvements: The site is currently served by a North Collin Special Utility District 2-inch water line. The applicant would be required to construct minimum 8-inch waterline for fire flow requirement. The applicant has requested a variance from constructing water lines and to provide fire flow/fire hydrants as required by 2012 International Fire Code.
Sewer Improvements: The site is currently served by a septic system. The applicant has requested a variance allowing the continued use of individual septic system.
Drainage improvements: The site currently drains toward the west. The applicant would be required to study the drainage area and provide adequate capacity for fully-developed flow through the site. The applicant has requested a variance to provide underground drainage system, but is required to provide a drainage easement to the south of the site.
FEES:
|
Roadway Impact Fees: |
Applicable (Ordinance No. 2013-11-108) |
|
Utility Impact Fees: |
Applicable (Ordinance No. 2017-02-021) |
|
Median Landscape Fees: |
Not Applicable |
|
Park Land Dedication Fees: |
Required |
|
Pro-Rata: |
As Determined by the City Engineer |
CONFORMANCE TO THE MASTER THOROUGHFARE PLAN (MTP): The proposed request does not conflict with the Master Thoroughfare Plan.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or opposition to this request.
BOARD OR COMMISSION RECOMMENDATION: This preliminary-final plat has bypassed the Planning & Zoning Commission and is being considered by the City Council instead because the applicant has requested variances to the requirements of the Subdivision Ordinance. Per the Subdivision Ordinance, only the City Council can grant a variance.