Title
Consider/Discuss/Act on the Request by Pogue Engineering & Development Company, Inc., on Behalf of Encore Wire Corporation, for Approval of a Preliminary-Final Plat for the Airport-Elm Addition, Approximately 62.21 Acres, Located on the Northwest Corner of Airport Drive and Elm Street.
Summary
MEETING DATE: October 19, 2010
DEPARTMENT: Planning Department
CONTACT: Michael Quint, Senior Planner
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed preliminary-final plat with the following conditions:
1. The applicant satisfy the conditions as shown on the Standard Conditions for Preliminary-Final Plat Approval Checklist, attached.
2. The applicant receive the City Council’s approval of a variance to Section 142-74 (Preliminary-Final Plat) of the Subdivision Regulations so that when the proposed preliminary-final plat has been approved by the Council, a record plat, for all or a part of the area shall be submitted within 15 years thereafter otherwise the approval shall terminate and shall be void.
Prior to filing the plat for record:
3. The applicant revise the title block of the plat to read “Preliminary-Final Plat.”
ITEM SUMMARY:
• The applicant is proposing to subdivide approximately 62.21 acres into two lots, located on the northwest corner of Airport Drive and Elm Street. The proposed preliminary-final plat reflects a right-of-way dedication which will ultimately connect the existing southern terminus of Bumpas Street with the existing eastern terminus of Gerrish Street. Said right-of-way dedication will be constructed and dedicated to the City as part of a future associated record plat(s). The proposed plat also reflects the abandonment of a segment of unimproved right-of-way for Bumpass Road. An associated Right-of-Way Vacation request (10-022A) is being considered concurrently by the City Council. In addition, a developer’s agreement is also being considered concurrently by the City Council that further clarifies the coordination of the dedication of future right-of-way, the construction of a new roadway within this future right-of-way dedication, as well as the vacation of the existing right-of-way for Bumpas Street.
PLATTING STATUS:
• The subject property is currently unplatted. Subsequent to the approval of the preliminary-final plat, a record plat(s), 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.
SURROUNDING ZONING AND LAND USES:
• Subject Property: “PD” - Planned Development District Ordinance No. 1680 (industrial uses)
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• North |
“RS 60” - Single Family Residence District; “RG 18” - General Residence District ; “PD” - Planned Development District Ordinance No. 1680 (industrial uses) |
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Single Family Residences, Manor House Apartments and Undeveloped Land |
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• South |
“ML” - Light Manufacturing District; “PD” - Planned Development District Ordinance No. 2006-09-101 (industrial uses) |
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Undeveloped Land and Encore Wire |
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• East |
“PD” - Planned Development District Ordinance No. 1898 (airport uses) |
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Collin County Airport |
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• West |
“RD 30” - Duplex Residence District |
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North Texas Municipal Water District Lift Station, Single Family Residences and Undeveloped Land |
• Discussion: The proposed lots meet the minimum size requirements of the zoning district for the subject property and the applicant has provided a note on the plat stating that all lots comply with the requirements of the zoning district for the subject property.
ACCESS/CIRCULATION:
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• Adjacent Streets: |
Elm Street, 80 Foot Right-of-Way, 4 Lane Minor Arterial (4MU) Airport Drive, 120 Foot Right-of-Way, 6 Lane Major Arterial (6MD) |
• Discussion: There are currently no development plans for the subject property and therefore there are no proposed access points. The subject property will have direct access to both Elm Street and Airport Drive.
TREE PRESERVATION ORDINANCE:
• The applicant will be responsible for complying with the Tree Preservation Ordinance, and for submittal of a tree survey or tree preservation plan, as determined by the Arborist. The applicant will also be responsible for applying for all necessary permits for any tree removal that is to occur on site.
PUBLIC IMPROVEMENTS:
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• Sidewalks: |
Required along Elm Street and Airport Drive |
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• Hike and Bike Trails: |
Not Required |
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• Road Improvements: |
All road improvements necessary for this development, and as determined by the City Engineer |
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• Utilities: |
All utilities necessary for this development, and as determined by the City Engineer |
• 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. Grading and drainage plans are subject to review and approval by the City Engineer, prior to issuance of a building permit.
FEES:
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• Roadway Impact Fees: |
Applicable (Ordinance No. 2008-10-173) |
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• Utility Impact Fees: |
Applicable (Ordinance No. 2008-10-174) |
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• Median Landscape Fees: |
Required along Airport Drive |
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• Park Land Dedication Fees: |
Not Applicable |
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• 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.
BACKGROUND INFORMATION: None.
SPECIAL CONSIDERATIONS: None.
FINANCIAL SUMMARY: None.
VARIANCES:
• The applicant is currently coordinating with City Staff to acquire the existing portion of Bumpas Street subsequent to its vacation in exchange for the construction and dedication of a new right-of-way connection between Bumpas Street and Gerrish Street.
• Because the applicant has no immediate plans to develop the subject property and construct the new right-of-way connection, an associated record plat(s) may not be submitted for the foreseeable future. As such, it is necessary to extend the life of the proposed preliminary-final plat’s approval.
• The Subdivision Regulations currently state: “When a preliminary-final plat has been approved by the Commission, a record plat, for all or a part of the area shall be submitted within six months thereafter; otherwise the approval shall terminate and shall be void.”
• The applicant must receive the City Council’s approval of a variance to Section 142-74 (Preliminary-Final Plat) of the Subdivision Regulations so that when the proposed preliminary-final plat has been approved by the Council, a record plat, for all or a part of the area shall be submitted within 15 years thereafter otherwise the approval shall terminate and shall be void.
• Staff supports the applicant’s request for a variance to the requirements of the Subdivision Regulations as it is necessary to accomplish the City’s traffic circulation goals for the area as well as the applicant’s goals for the future development of this property.
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no comments in support of or opposition to this request.
BOARD OR COMMISSION RECOMMENDATION:
• Section 142-8 (Variances and Appeals) of the Subdivision Regulations states that if variances are sought, the Planning and Zoning Commission shall not be required to be considered by the Planning and Zoning Commission. The Planning and Zoning Commission has not considered the proposed plat therefore there is no Commission recommendation.