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Misc. Williams Creek Subdivision Revised Preliminary Plat Justification for Variance Section 12 -K Blocks This section requires that block length shall not exceed 1,500' in rural subdivisions. Johnson Creek Loo w Johnson Creek Loop has an interior exceeds the maximum block length allowed. Johnso C Loop g p block length of 4797 feet and an exterior block length of 4964 feet. The previously approved plan had an interior block length of 4285 feet and an exterior block length of 5526 feet. The Developer requests a variance to this requirement due to the topography of a portion of this property. The property adjacent to the floodplain in the proposed Williams Creek Subdivision rises from Elevation 206 to Elevation 286. The existing ground in this area ranges in slope from 5% to 30% with most of the area greater than 10 %. Connecting streets within Johnson Creek Loop have not been proposed because of the steep grade the connection streets would need to traverse. Reducing the block length by the addition of more connecting streets would require the construction of streets at grades which exceed the maximum design grade allowed. Sketches of the original plan and the revised plan are attached. The street alignment from the approved Preliminary Plat has been revised because the variance to increase the street grades was denied. The revised street alignment will allow the street to be constructed at the maximum allowable grade without the requirement for retaining walls along the street, which would have been required to construct the original street alignment at the maximum allowable grade. These retaining walls would have been necessary due to the street elevation being 10' to 12' below the existing ground for a portion of Johnson Creek Lane near where it was proposed to connect to Anderson Creek Lane, as shown on the previously approved Preliminary Plat. The Developer feels that the revised plan is not significantly different that the approved plan because the total length of street is almost the same (4966' vs. 4951'), the number of lots only increased by 1 (54 vs. 53), and the block lengths are similar. 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; The special circumstance is the steep topography in the subdivision that limits the location and alignment of streets. It is not possible for streets to be constructed which do not exceed the maximum grade in some areas due to the existing steep grades. City Staff has recommended adding a connecting street from Johnson Creek Loop to Lanham Drive. The topography in this area would allow this street to be designed in accordance with City requirements; however, the Developer does not feel the addition of this street would be of any benefit to the City or the residents of the subdivision. Johnson Creek Loop provides two access points to Williams Creek Drive for the 54 residential lots along this street. Many subdivisions, particularly rural subdivisions, have more lots per access point than this proposed subdivision. The Subdivision Ordinance allows up to 24 lots on cul -de -sacs which have only one access point. The additional street would increase the future street maintenance requirements of the City. Other than providing a shorter, more direct route to Rock Prairie Road, what other benefit to the residents does the street provide? Until Rock Prairie Road is paved, traffic entering and exiting the subdivision will probably use Williams Creek Drive to Greens Prairie Road. A.2 That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant; In order to develop the Subdivision as planned this variance is necessary so there will not be additional streets which must traverse the existing steep grades. Also, due to the unique existing topography along Johnson Creek Loop and the residential lots which have the floodplain acreage, the Developer feels that the residents along Johnson Creek Loop will prefer being secluded from the other areas of the subdivision. This seclusion would be lost for some of the area if the additional street is added. 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; Granting this variance should not have any effect on the public health, safety, or welfare, or injurious to other property in the area. There are 2 access points for all lots along Johnson Creek Loop which will provide adequate access for all emergency service and maintenance vehicles. 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. The surrounding land will still be able to develop in any manner acceptable to the City of College Station. The granting of this variance will not prevent the orderly subdivision of other land. All of the property surrounding this area is part of this development. Williams Creek Subdivision Revised Preliminary Plat Justification for Variance Section 12 -K Blocks This section requires that block length shall not exceed 1,500' in rural subdivisions. Johnson Creek Loop exceeds the maximum block length allowed. Johnson Creek Loop has an interior block length of 4797 feet and an exterior block length of 4964 feet. The previously approved plan had an interior block length of 4285 feet and an exterior block length of 5526 feet. The Developer requests a variance to this requirement due to the topography of a portion of this property. The property adjacent to the floodplain in the proposed Williams Creek Subdivision rises from Elevation 206 to Elevation 286. The existing ground in this area ranges in slope from 5% to 30% with most of the area greater than 10 %. Connecting streets within Johnson Creek Loop have not been proposed because of the steep grade the connection streets would need to traverse. Reducing the block length by the addition of more connecting streets would require the construction of streets at grades which exceed the maximum design grade allowed. Sketches of the original plan and the revised plan are attached. The street alignment from the approved Preliminary Plat has been revised because the variance to increase the street grades was denied. The revised street alignment will allow the street to be constructed at the maximum allowable grade without the requirement for retaining walls along the street, which would have been required to construct the original street alignment at the maximum allowable grade. These retaining walls would have been necessary due to the street elevation being 10' to 12' below the existing ground for a portion of Johnson Creek Lane near where it was proposed to connect to Anderson Creek Lane, as shown on the previously approved Preliminary Plat. The Developer feels that the revised plan is not significantly different that the approved plan because the total length of street is almost the same (4966' vs. 4951'), the number of lots only increased by 1 (54 vs. 53), and the block lengths are similar. 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; The special circumstance is the steep topography in the subdivision that limits the location and alignment of streets. It is not possible for streets to be constructed which do not exceed the maximum grade in some areas due to the existing steep grades. City Staff has recommended adding a connecting street from Johnson Creek Loop to Lanham Drive. The topography in this area would allow this street to be designed in accordance with City requirements; however, the Developer does not feel the addition of this street would be of any benefit to the City or the residents of the subdivision. Johnson Creek Loop provides two access points to Williams Creek Drive for the 54 residential lots along this street. Many subdivisions, particularly rural subdivisions, have more lots per access point than this proposed subdivision. The Subdivision Ordinance allows up to 24 lots on cul -de -sacs which have only one access point. The additional street would increase the future street maintenance requirements of the City. Other than providing a shorter, more direct route to Rock Prairie Road, what other benefit to the residents does the street provide? Until Rock Prairie Road is paved, traffic entering and exiting the subdivision will probably use Williams Creek Drive to Greens Prairie Road. A.2 That the variance is necessary for the preservation and enjoytnent of a substantial property right of the applicant; In order to develop the Subdivision as planned this variance is necessary so there will not be additional streets which must traverse the existing steep grades. Also, due to the unique existing topography along Johnson Creek Loop and the residential lots which have the floodplain acreage, the Developer feels that the residents along Johnson Creek Loop will prefer being secluded from the other areas of the subdivision. This seclusion would be lost for some of the area if the additional street is added. 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; Granting this variance should not have any effect on the public health, safety, or welfare, or injurious to other property in the area. There are 2 access points for all Lots along Johnson Creek Loop which will provide adequate access for all emergency service and maintenance vehicles. 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. The surrounding land will still be able to develop in any manner acceptable to the City of College Station. The granting of this variance will not prevent the orderly subdivision of other land. All of the property surrounding this area is part of this development.