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TEST - Preliminary Plat TEST: Oncor Cloudcrest Substation, Block A, Lot 1
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Applicant: Oncor Electric Delivery Company LLC
Case Planner: Destiny Woods
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DESCRIPTION:
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Electrical substation on one lot on 1.9 acres located on the west side of Parker Road, 1,130 feet south of Los Rios Boulevard. Zoned Agricultural. Project #PP2025-011.
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REMARKS:
The purpose of the preliminary plat is to create a lot out of previously unplatted land and dedicate easements for the proposed electrical substation and related site improvements. As part of this request, a variance to the Subdivision Ordinance is requested to allow a flag lot less than two acres in size and to allow only one point of access. A preliminary site plan (PSP2025-022) showing the proposed lot configuration was conditionally approved by the Planning & Zoning Commission (P&Z) on November 3, 2025, subject to the Board of Adjustment (BOA) granting a Zoning Ordinance variance for minimum lot size. The BOA variance was granted on December 9, 2025.
Frontage Requirements - Section 5.2.c.3(a)
The minimum street frontage for non-corner lots along Parker Road is typically 150 feet; however, Section 5.2.c.3(a) of the Subdivision Ordinance allows the minimum frontage of any non-corner lot to be reduced to 24 feet if:
1. The lot is greater than two acres; and
2. The lot has one direct access to a public street.
This type of lot configuration is commonly referred to as a “flag lot.” The subject property is a non-corner lot with 65 feet of frontage and a lot area of 1.87 acres. A variance is required to approve a flag lot less than two acres in size.
Access Requirements - Section 5.2.c.4(a)
Section 5.2.c.4(a) of the Subdivision Ordinance requires that all nonresidential lots shall have a minimum of two points of access to public streets. P&Z is authorized to grant a single point of access if it determines that a second point of access cannot be obtained and traffic safety and fire protection are sufficient. The proposed flag lot will have only one point of access to Parker Road.
Variance Approval Criteria and Analysis for Frontage
Subsection 1.11 (General) of the Subdivision Ordinance provides information and criteria that P&Z must review when considering granting a variance. Where P&Z 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 P&Z 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 lot design has received the approval of the city’s Engineering and Plano Fire-Rescue staff. No detriments to public safety, health, or welfare, or injury to other property, are anticipated.
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 subject property is surrounded by city-owned land on all sides, resulting in a uniquely constrained shape parcel that limits the ability to comply with the two-acre minimum lot size requirement.
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;
Due to the parcel’s irregular configuration and its location between city-owned properties, compliance with the two-acre minimum lot size standard is not feasible, creating a hardship.
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 requested variance does not vary the provisions of the Zoning Ordinance or the Comprehensive Plan.
Variance Approval Criteria and Analysis for Access
Per Subsection 5.2.c.4(a) of the Subdivision Ordinances, P&Z may approve a lot having only one point of access if it determines that:
1. A second point of access cannot be obtained; and
A direct point of access is proposed along Parker Road. There are also existing underground gas utilities in the area. An additional secondary point of access via easement cannot be provided due to the property being surrounded by city-owned property on all sides with no driveway to connect to. Due to the low volume of anticipated traffic to the site, the one direct point of access is sufficient.
2. Traffic safety and fire protection are sufficient.
Plano Fire-Rescue and the Engineering Department have approved the site plan showing one point of access.
RECOMMENDATION:
Recommended that the findings are met and approval as submitted with the following Subdivision Ordinance variances:
1. Section 5.2.c.3(a) (Corner Lots) of Article 5 (Requirements for Public Improvements, Reservations, and Design) of the Subdivision Ordinance to allow a flag lot less than two acres in size.
2. Section 5.2.c.4(a) (Public Entrance Streets) of Article 5 (Requirements for Public Improvements, Reservations, and Design) of the Subdivision Ordinance to allow the site to have only one point of access.
Attachments:
1. Locator Map
2. Graphic