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TEST - Preliminary Plat: Haggard Farm Townhomes
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Applicant: HEL Land LLC
Case Planner: Molly Coryell, AICP
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DESCRIPTION:
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187 single-family residence attached lots and five common area lots on 18.8 acres located on the northwest corner of Spring Creek Parkway and Windhaven Parkway. Zoned Planned Develompent-51-Retail/General Office. Project #PP2025-009.
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REMARKS:
The purpose of the preliminary plat is to establish lot lines and dedicate necessary easements and right-of-way for the purpose of developing 187 single-family residence attached lots and five common area lots. As part of the preliminary plat, the applicant is requesting a variance to the Subdivision Ordinance to allow three residential blocks, Blocks A, B, and F, to have more than 20 lots on one side of a block. A preliminary site plan (PSP2024-048) showing the proposed subdivision design was approved by the Planning & Zoning Commission on June 16, 2025, subject to approval of Subdivision Ordinance variances at the time of preliminary plat.
Frontage Requirements Per Subdivision Ordinance Section 5.2
Subsection 5.2.b.6 of the Subdivision Ordinance restricts residential blocks to no more than 1,200 feet and 20 lots on one side of a block face. This requirement serves several purposes:
1. It allows for adequate access for public safety to all residential lots;
2. It allows for ease of access to neighborhood parks or private open space areas;
3. It allows residential block lengths to be reasonably scaled to create visual breaks in the built environment.
Blocks A, B, and F exceed the requirement of no more than 20 lots on one side of a block face:
• Block A - 32 lots
• Block B - 26 lots
• Block F - 50 lots
Variance Approval Criteria and Analysis
Subsection 1.11 (General) of the Subdivision Ordinance provides information and criteria that the Planning & Zoning Commission must review when considering granting a variance. Where the Commission finds that unreasonable hardships or difficulties may result from strict compliance with these regulations and/or the purposes of these regulations may be served to a greater extent by an alternative proposal, it may approve variances to these subdivision regulations so that substantial justice may be done and the public interest secured; provided that the variance shall not have the effect of nullifying the intent and purpose of these regulations; and further provided the Commission shall not approve variances unless it shall make findings based upon the evidence presented to it in each specific case that:
1. The granting of the variance will not be detrimental to the public safety, health, or welfare or injurious to other property.
The proposed design was approved by Plano Fire-Rescue and the Engineering Department, and the adjacent property is currently under common ownership. A public street connection to Pinehaven Drive is proposed to serve both properties. Granting of the variances will not be detrimental to the public safety, health, or welfare or injurious to other property.
2. The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are not applicable generally to other properties.
The unique conditions of the request include that the 18.8-acre subdivision is a narrow piece of land bound by arterial roadways to the north, east, and south. Residential street connections to arterial roadways are limited by the Street Design Standards to protect public safety and enhance traffic efficiency, which limits the ability of the applicant to provide an internal street network that complies with the maximum number of lots on one side of block face when considering the narrowness of the property.
3. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations is carried out;
a. Block A - The Street Design Standards limit additional street connections to Spring Creek Parkway, a Type B regional arterial roadway (six-to-eight lane, median divided), due to the speed limit of the roadway. Due to the narrow shape of the proposed development, additional street connections to break up the number of continuous lots on the block face interior to the property are prohibited. Although more than 20 lots are proposed, the proposed design of Block A provides a block length of approximately 915 feet, which complies with the maximum block length of 1,200 feet.
b. Block B - A street could be placed through the block to connect Pasture View Drive and Bridle Gate Drive to meet the requirement. However, due to the narrow shape of the proposed development, the quality of the proposed primary open space lot (Block B, Lot 1X) would be significantly diminished. An access easement for a pedestrian pathway is proposed in Block B to provide additional access to the proposed open space lot. Several iterations of the open space lot in this area were reviewed, and staff believes the proposed design with variances is the best option to meet the intent of the Subdivision Ordinance, Zoning Ordinance, and International Fire Code.
c. Block F - A street connection at the median break on Windhaven Parkway could be provided to meet the subdivision ordinance block standards. However, due to the curvature and upward slope of the westbound lanes of Windhaven Parkway, access to the median break would require a significant setback along the southern property line to maintain safe visibility for vehicular traffic. Additionally, although the block face includes 50 lots, the proposed design of Block F meets the maximum block length of 1,200 feet.
4. The variance will not in any manner vary the provisions of the Zoning Ordinance or Comprehensive Plan, except that those documents may be amended in the manner prescribed by law.
The variance does not vary the provisions of the Zoning Ordinance or Comprehensive Plan.
RECOMMENDATION:
Recommended for approval with a variance to Subsection 5.2.b.6.(a) of the Subdivision Ordinance to allow Blocks A, B, and F to have more than 20 units on one side as shown on Preliminary Plat.
Attachments:
1. Locator Map
2. Graphic