Title
Approving a Preliminary Plan for Buttercup Retail, a 2.929-acre tract of land out of the Alexander Walters Survey 67, Abstract 791 in Travis County, Texas. (PP1308-02)
Summary
The proposed subdivision is located along the east side of Dessau Rd, generally south of Wells Branch Pkwy, within the City of Pflugerville Extraterritorial Jurisdiction (ETJ). The Pflugerville Estates residential subdivision is located generally to the north and east of the proposed subdivision. The proposed preliminary plan will establish a three (3) lot subdivision located along the east side of Dessau Rd. Phase 1 will consist of Lots 2 and 3 and includes a cul-de-sac on Lot 2 for Buttercup Road in lieu of an extension to Dessau Rd. Lot 1 will be part of Phase 2 and will include a cul-de-sac for Azores Dr.
Access to the subdivision will be from Dessau Rd. and will require Travis County approval. Two existing streets are currently stubbed into the proposed subdivision from the Pflugerville Estates neighborhood to the east. Per Subchapter X(3) of the Unified Development Code, roads that are stubbed into a subdivision are required to be extended into the development to provide for connectivity. Subchapter X(3) also identifies that local streets must not intersect with arterial streets and that permanent dead end streets must be terminated by a cul-de-sac. The Pflugerville Estates neighborhood expressed concern about the residential roads being extended to Dessau Rd. as well as the establishment of the proposed cul-de-sacs. Through discussions with Travis County, an extension of the roads will not be required and a subdivision variance is not necessary since the two roads can be classified as local roads and Dessau Rd. is an arterial. To address the proposed permanent dead in condition of Buttercup Rd. and Azores Dr., cul-de-sacs are required per Subchapter X(3) of the Unified Development Code. The cul-de-sacs should have been required at time of the original construction of the Pflugerville Estates neighborhood if they were not intended to be extended to Dessau, and providing the cul-de-sacs now provides for an emergency access turn around required when a street is not extended. Through discussions with the applicant and Travis County, no driveways will be permitted off of the proposed cul-de-sacs to prevent cut through traffic from Dessau Rd. or the neighboring commercial use into the neighborhood. Water and wastewater service will be provided by the City of Pflugerville through necessary utility extensions proposed with the development.
Staff Recommendation
The proposed subdivision meets the minimum state and local requirements and staff recommends approval of the Buttercup Retail Preliminary Plan.
Drafter
Jeremy Frazzell, Senior Planner