Title
Consider/Discuss/Act on a Preliminary-Final Plat for the Parker Family Addition, Located in the ETJ of McKinney, Approximately 315 Feet West of County Road 410 and on the South Side of County Road 342
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential, and open space)
MEETING DATE: November 10, 2020
DEPARTMENT: Development Services - Planning Department
CONTACT: Danielle R. Mathews, Planner II
Jennifer Arnold, AICP, Director of Planning
APPLICATION SUBMITTAL DATE: October 10, 2020 (Original Application)
STAFF RECOMMENDATION: Staff recommends approval of the proposed preliminary-final plat with the following conditions and variances:
1. The items currently marked as “not met” on the attached Conditions of Approval Summary be satisfied prior to issuing final plat approval; and
2. The applicant satisfy the conditions as shown on the attached Standard Conditions for Preliminary-Final Plat Checklist; and
3. The applicant receive approval of a Facilities Agreement; and
4. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance waiving the requirement to install roadway improvements identified in a Facilities Agreement; and
5. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance waiving the requirement to install a water system, identified in a Facilities Agreement; and
6. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance waiving the requirement to install a sanitary sewer system, identified in a Facilities Agreement; and
7. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance to use a properly permitted on-site sewerage facility (OSSF) that conforms to all requirements, identified in a Facilities Agreement; and
8. The applicant receive a variance to Section 142-105 (Improvements) of the Subdivision Ordinance to not install a storm water system, identified in a Facilities Agreement; and
9. The associated facilities agreement be filed with the county prior to filing the record plat, subject to review and approval of the City Attorney.
ITEM SUMMARY:
• The applicant is proposing to create three lots (approximately 7.734 acres) in the City of McKinney’s Extraterritorial Jurisdiction (ETJ). The City has the authority to regulate subdivisions and platting within the ETJ in accordance with Chapter 212 of the Texas Local Government Code and Chapter 142 (Subdivision Regulations) of the City of McKinney’s Code of Ordinances.
• The applicant has indicated to Staff the desire to not construct or escrow for the public improvements associated with the property and required by the Subdivision Regulations.
• Chapter 212 does not authorize the City to regulate land use within the ETJ; however, it does authorize the City to enter into a Development Agreement with a property owner regarding the provision of infrastructure and land use, among other things.
• Given the fact that the Texas Local Government Code does not authorize the City to regulate land uses in the ETJ, if the applicant were required to extend public improvements to and through the property as required by the Subdivision Ordinance, it may open up other ETJ properties for development which may not consistent with the vision outlined by the City’s Comprehensive Plan. For this primary reason, Staff is comfortable supporting the requested variances and entering into a Facilities Agreement which suspends the requirement to construct the public improvements referenced herein and as required by the Subdivision Regulations so long as the property is only used for the purposes outlined in the agreement. Further, the three lots proposed by the applicant may be adequately served by the public improvements currently available, provided that they are used solely for single family residential purposes.
APPROVAL PROCESS: The Planning and Zoning Commission is the approval authority for the proposed plat. Variance requests are usually and primarily considered by the City Council; however, in the event that a City Council meeting does not occur within the timelines required pursuant to Texas Local Government Code Chapter 212, the variance request may be considered by the Planning and Zoning Commission. In order to receive final approval of the plat, the applicant has the opportunity to make one resubmittal which addresses all items listed above.
PUBLIC IMPROVEMENTS
• The applicant has indicated to Staff the desire to not construct public improvements associated with the property and required by Chapter 142 of the Code of Ordinances. The variances granted, which Staff supports, would relieve the applicant from the following:
o The requirement to construct a twenty-four foot (24’) wide concrete curb and gutter pavement section for County Road 342, including the associated street lighting, sidewalks, underground drainage systems, and other appurtenances; and
o The requirement to construct on-site and, if necessary, off-site storm drainage facilities to capture storm water runoff upon and across the property to the nearest waterway with adequate capacity; and
o The requirement to construct a minimum 12-inch diameter water line along County Road 342, together with approximately two and three-quarter (2 ¾) miles of offsite 12-inch diameter water lines and appurtenances capable of supplying adequate domestic water service and fire flow to and through the property from the nearest City of McKinney water line; and
o The requirement to construct a minimum 8-inch diameter sanitary sewer line to the property together with approximately three and one-half
(3 ½) miles of offsite 8-inch diameter sanitary sewer lines and appurtenances capable of providing adequate wastewater service to and through the property from the nearest City of McKinney sewer line.
o The applicant will grant the following right-of-way and easement on the property: Dedicate a thirty foot (30’) right-of-way from the existing centerline of County Road 342.
OPPOSITION TO OR SUPPORT OF REQUEST:
Staff has received no comments in support of or opposition to this request.