From
Chris Hartmann
Title
P151101 - Final Plat - La Jolla Phase 1 (City Council District 4). Consider a request to approve a final plat to create a 103-lot-residential subdivision. The 47.31-acre property, zoned Planned Development-298A (PD-298A) District, is located north of England Parkway, South of Grandway Drive, and east of east of Arlington Web Britton Road, and is within the Lake Ridge Corridor Overlay District. The applicant is Daniel Dewey, JBI Partners, Inc. and the owner is Keith Hardesty, First Texas Homes
Presenter
Senior Planner Denice Thomas, AICP
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a final plat to create a 103-lot-residential subdivision. The 47.31-acre property, zoned Planned Development-298A (PD-298A) District, is located north of England Parkway, South of Grandway Drive, and east of east of Arlington Web Britton Road, and is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-298A w/Lake Ridge Overlay District |
Undeveloped and Gas Well |
|
South |
PD-298A w/Lake Ridge Overlay District |
Single Family Detached Residential Development |
|
East |
Agriculture District w/Lake Ridge Overlay District |
Gas Well and Undeveloped |
|
West |
PD-271A w/Lake Ridge Overlay District |
Single Family Detached Residential Development |
PURPOSE OF REQUEST:
The purpose of this request is to obtain approval of a final plat to subdivide 47.31 acres into 97 residential lots, 6 common area lots.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Mixed Use on the Future Land Use Map (FLUM). Development within the Mixed Use designation should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. While the proposed PD allows a mixture of housing types this proposal provides for single family detached residential dwellings. The proposal is inconsistent with the FLUM; however, annually the FLUM is amended to address inconsistencies such as this.
ZONING REQUIREMENTS
The Planned Development 298 (PD-298A) ordinance governs the subject site. The ordinance contains the following dimensional requirements:
|
Village Location Within Zoning Area |
Maximum Density per Gross Acre |
Minimum Living Area SF per Unit |
Minimum Lot Sizes & Dimensions |
Min Yard Setbacks |
Maximum Height |
Maximum Lot Coverage |
|
|
|
|
Area (SF) |
Width |
Depth |
Front |
Rear |
Internal Side |
Side on Street |
Side on Arterial |
Rear on Street greater than 50-foot right-of-way |
|
|
|
Single Family |
3.5 |
1,800 |
7,800 |
65 |
120 |
25 |
10 |
6 |
15 |
20 |
20 |
35 |
60% |
Dimensional Requirements
The subject site is evaluated against the adopted SF-4 requirements, which are proposed for this property. The proposal meets all applicable minimum dimension requirements for the SF-4 zoning district. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
7,800 sf |
7,800 sf |
Yes |
|
Minimum Width |
65 ft |
65 ft |
Yes |
|
Minimum Depth |
120 ft |
120 ft |
Yes |
|
Front Yard Setback |
25 ft |
25 ft* |
Yes |
|
Max. Density |
3.5 dwelling units/acre |
2.34 dwelling units/acre |
Yes |
* Lots that have “J” swing garages are permitted to have setbacks less than 25 ft. “J” Swing garages are proposed for the development. The setbacks will comply with the PD Ordinance as approved by City Council and Resolution Number 3924.
PD Provisions
The Planned Development (PD) allows single family detached dwelling units at a maximum density of 3.5 dwelling units per acre throughout the 124 acres with the option to develop the areas designated on the Zoning Exhibit (Exhibit A) for townhouse development to be developed with single family attached townhouse units at a maximum density of 12.5 dwelling units per acre, and allow the existing gas well drilling site to remain.
Resolution 3924, adopted by the City Council in 2003, guides residential subdivision development in Grand Prairie. Prior to submission of the preliminary plat the PD ordinance was amended to allow deviations to Resolution 3924. The final plat is consistent with the PD ordinance.
Gas Well
The proposed PD and concept plan include continuation of the existing gas well drilling activities within the development. The gas drilling company has a pad site on the property that currently has two gas wells that are in production. The gas drilling company has permission to drill two additional wells at the location. The pad site will accommodate up to 32 wells.
Access to the gas well site as depicted on the final plat differs from the existing access. Prior to recordation of the final plat, this access inconsistency will have to be resolve. Staff has discussed ownership of the access drive and access from individual lots to the access drive during the Development Review Committee (DRC) process. Staff is supportive of the gas well pad site and access drive having underlying ownership by the Homeowners Association (HOA). At such time as there is no longer a gas well operator, the property reverts back to the HOA for the benefit of the residents. The only vehicular access Staff is supporting for the access drive is gas well operator service vehicles. No vehicular access is granted to the residents that back up to the access drive. Additionally, Staff is requiring a common fencing scheme for the lots that back up to the access drive. The applicant is aware of our position.
The Environmental Services Division has advised the DRC that the gas well operator, Chesapeake, will have to submit a request to relocate the access. At the time of this report, this request has not been submitted.
RECOMMENDATION
The proposal meets the minimum requirements of the UDC and PD 298A. Staff recommends approval.
CURRENT PLANNING: Nathan Warren (972) 237-8255
M. 1. Playa Imperial Court must be issued a new suffix.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. Webb Branch floodplain is located on this property. A floodplain development permit is required. Depending on the level of encroachment into the floodplain, a third-party engineering firm may be required to review the floodplain development permit application at the owner’s expense. The base flood elevation cannot be increased. The valley storage must be maintained. The applicant must provide written documentation from USACE regarding the proposed development within and adjacent to its flowage easement. Any property that might be removed from the floodplain will be required to obtain a Letter of Map Revision (LOMR) from FEMA after the project is completed. The floodplain development permit can be accessed at:
<http://70.128.162.44:8080/public/Engineering%20Standards/Permit_Forms/Floodplain_Permits/>
M. 2. Developer shall comply with all requirements of FEMA and the US Corps of Engineers.
M. 3. City approved grading, drainage, and erosion control plans are required prior to approval of any final plat, earthwork or building permit for the property. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information designed to current standards as provided in the Drainage Design Manual as currently amended. Tie storm drain hydraulics to existing downstream storm drain and extend to upstream properties. Where applicable, drainage from site shall discharge into drainage easement and shall convey flow to stream without causing erosion or flooding (maximum downstream velocity 6 fps). 100-year overflow shall be conveyed to stream in drainage easement;
M. 4. A stormwater management facility is proposed with this plat;
M. 5. If stormwater management facilities are proposed or to be used before any final plat or building permit can be approved the property owner must accept the City New Development General Guidelines for the Operation and Maintenance of Stormwater Management Facilities and sign the city standard Owner/Developer Inspection and Maintenance Agreement form covering the proposed Stormwater management facilities which form shall be filed with the county against the property. For more information please refer to City Ordinance 9039-2010.
M. 6. Dedication of a detention and drainage easement by plat or separate instrument to cover the proposed 100-year drainage pool is required for approval of any plat or building permit.
M. 7. The following note must be added to the final plat or drainage easement instrument of dedication covering the detention basin:
o The City of Grand Prairie is not responsible for the design, construction, operation, maintenance, or use of any detention pond or underground detention facility and associated drainage easements, hereinafter referred to as “improvement,” to be developed, constructed or used by Owner or his successors, assigns or heirs. Owner shall indemnify, defend and hold harmless the City of Grand Prairie, its officers, employees, and agents from any direct or indirect loss, damage, liability, or expense and attorneys’ fees for any negligence whatsoever, arising out of the design, construction, operation, maintenance, condition, or use of the “improvement,” including any non-performance of the foregoing. Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land. It is expressly contemplated that the Owner shall impose these covenants upon all the lots of this plat abutting, adjacent, or served by the “improvement.” It is also expressly contemplated that the Owner shall impose these covenants upon any successor, assigns or heirs in interest the full obligation and responsibility of maintaining and operating said “improvement.” Owner shall require any successor, assigns or heirs in interest to accept full responsibility and liability for the “improvement.” All of the above shall be covenants running with the land.
Note to applicant: Some comments below may not pertain to your development. Contact the Development Coordinator for clarification.
Approval of a project by the Planning and Zoning board, and/or City Council, does not release the Building Inspections Permit or Public Works Permit for construction.
It is the developer’s responsibility to confirm with the Planning Department if the property is to be (re-platted, preliminary, and/or final) platted.
It is the developer’s responsibility to submit all required escrow funds for third party drainage review for public improvements prior to construction plan submittal.
It is the developer’s responsibility to confirm the submittal of plans for review to the Engineering Division.
It is the developer’s responsibility to submit all required escrow funds for third party geotechnical and material testing for public improvements that are to be dedicated to the City prior to release of the construction permit.
It is the developer’s responsibility to submit all required information to establish a pro-rata for water or wastewater prior to release of the construction permit.
Final engineering plans released for construction are required prior to the recording of the final plat.
It is the developer’s responsibility to submit any required escrow funds for streets or sidewalks.
A preliminary drainage plan that meets City Code may be required. The plan shall address possible need for detention and provide preliminary storm drain layout and sizing for all lots. Contractor/Owner shall not alter, impede, or redirect the surface flow of storm water runoff per State requirements and shall control erosion on the site per federal, state, and local requirements.
Grading, drainage, and erosion control plans, released for construction are required prior to filing the final plat. Such plans shall include complete plans and profiles of all storm drainage facilities with hydrologic and hydraulic information. Proposed storm drain hydraulics shall tie to existing downstream storm drain hydraulics. Where applicable, drainage from the site shall discharge into a drainage easement and shall convey flow to a stream without causing erosion or flooding. The 100-year overflow shall be conveyed in a drainage easement.
Delineate the fully developed floodplain on plats and drainage plans with flood elevations and minimum finished floor elevations for structures. Floodplains and/or maximum water surface elevation for bodies of water shall be dedicated as drainage right-of-way (ROW) or in a drainage easement upon the plat. Drainage ROW shall be dedicated fee simple to the City of Grand Prairie. Also provide cross sections showing that limits of drainage easement have a maximum 4:1 slope from the streambed. Proposed slopes greater than 4:1 must be supported by an engineered design and will be reviewed on a case-by-case basis by the Engineering Department. Any work within floodplain will require Floodplain Development Permit and, if applicable, FEMA approval.
Delineate any erosion hazard setback upon the plat.
Any future improvements may require investigation of the adequacy of the downstream drainage system to convey increased flows. Construction plans for downstream improvements shall be required if the downstream system is not adequate to convey the increased flows. Proposed flows shall be within drainage easements or ROW’s with no erosive velocities. This may require detention or additional detention or other improvements.
Add a note to preliminary plats:
The subject property is (or, is not) located within the 100 year floodplain per FIRM Panel # _________________, dated _____________________.
Where applicable and prior to construction, submit certification by a professional that site does not have wetlands and other waters of the United States, an investigation showing that site development will not impact wetlands and other waters of the United States, or a permit for proposed activities in wetlands and other waters of the United States. Wetlands and other waters of the United States are as defined in Section 404 of the Clean Water Act. All delineation’s shall certify that they were conducted per U.S. Army Corps of Engineers’ requirements. An agreement stipulating that the owner is responsible for maintenance of any wetland mitigation areas is required prior to construction.
Specify on plat that streams are to remain natural and maintenance of ponds and streams are solely the responsibility of the property owner or Home Owners Association (HOA).
Off-site detention ponds and appurtenances shall be within a drainage easement. A maintenance agreement shall be filed as separate instrument. The property owner or HOA shall be responsible for maintenance.
Owners or contractors must file a Notice of Intent (NOI) with the United States Environmental Protection Agency (USEPA) for storm water (general) management permits before beginning site work on any tract which involves five (5) acres or more, or on any lot which is a portion of a tract which involves five (5) acres or more. Contractors must have submitted a NOI to the USEPA, with copies to the City's Environmental Services Department, at least two (2) days in advance of the start of the project. Contact the stormwater management office of the USEPA at (214) 665-7175 and the City of Grand Prairie Environmental Services Department at (972) 237-8055.
A plan which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055.
Provide statement on the plat for perpetual maintenance agreement for any existing ponds.
Specify minimum finished floor elevations on the preliminary plat for lots adjacent to the floodway.
Every source or potential source of contamination which is connected to (or has the capacity to cause a threat to) any public water supply within the City that is present in any commercial establishment must be equipped with protection that is required under the provisions of City Code Chapter 13 Article X. Any devices required must be shown on all plans submitted for review by the City. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055 to schedule inspections of any new or relocated cross-connection control devices.
The Environmental Services Department will require that a sample point be installed on the sanitary sewer line for commercial developments. The location and a drawing of the sample point must be shown on the plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Contact the City of Grand Prairie Environmental Services Department at (972) 237-8055. [City code 26-53]
The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
Impact fees for water and wastewater are set by ordinance and cannot be waived by staff. Pro-rata charges, impact fees, tap fees, and meter fees will be due prior to issuance of building permit.
All required escrow funds for public improvements shall be submitted by the developer. Most escrow funds are required to be in place prior to construction plan submittal.
Provide lighting plans for lights being installed within residential subdivisions and lights installed along the right-of-way of perimeter streets.
Plans for retaining walls (over 4’ tall) and screening walls shall be site specific, prepared by an engineer licensed in the State of Texas, and submitted with construction plans.
The design engineer shall obtain approval from the Trinity River Authority for sewer connection to TRA lines and for any utilities crossing TRA lines.
The design engineer shall obtain approval from the Corp of Engineers for utilities that cross or run through Corp property.
Extension of water and sewer facilities that are needed to serve the development will be at the developer/owners expense.
The owner/developer shall make request for City participation in construction or funding of public infrastructure prior to the approval of final plat.
Provide water and sewer plans for new lots and a lot grading plan that meets current standards of the UDC.
All utility easements along street rights-of-way to be shown as 15’ wide utility easements and show 7.5 foot utility easements along the rear of all lots. Side and rear lot easements may be modified or omitted upon request and if accepted by the Planning and Development Division. The design engineer and developer shall coordinate the proposed easements with franchise utilities and the City prior the submitting the final plat.
Offsite easements are required to be dedicated by separate instrument. The design engineer and developer shall coordinate the recordation of offsite easements with the City Right-of-way Agent. Documents for offsite easements shall be submitted with the civil design package to the Engineering Division and shall be deemed ready for recordation by the City Right-of-way Agent prior the filing the final plat and/or release of the plans for construction.
No signs or roof overhang are permitted to encroach in any easement per the UDC.
Lots with screening walls shall have a 5’ wall easement adjacent to the property line and an adjacent 10’ minimum utility easement. To avoid conflicts, these easements shall not overlap.
Dedication of right-of-way along street frontage shall be per the City of Grand Prairie Thoroughfare Plan. Dedication of corner clips at all street intersections shall be per the Transportation Division.
The design engineer shall be responsible for coordination and obtain all permits for access to, and construction within TxDOT right-of-way.
ENVIRONMENTAL SERVICES: Terri Blocker, (972) 237-8461
M. 1. Before Environmental Services comments can be made, please show gas well easements on the plat.
BUILDING INSPECTIONS: Rob Ard, (972) 237-8230
I. 1. No comments.
TXU ELECTRIC DELIVERY: Charles Lowe, (972) 216-8951
I. 1. No comments.
ATMOS GAS: Stephen Mohr, 817-375-7920
I. 1. No comments.
WATER UTILITIES: Dane Stovall, (972) 237-8563
I. 1. No comments.
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
M. 1. Any gates that obstruct emergency access must have a Knox padlock or Knox Over-ride system.
M. 2. If gate is electrically operated, it must have a Knox override system for Fire Department access during emergency operations.
M. 3. If gate is manually operated, it must have a Knox padlock for Fire Department access during emergency operations.
PARKS & RECREATION: Ken Unkart, (972) 237-8140I. 1. No comments.
CODE ENFORCEMENT DIVISION: Steve Collins, (972) 237-8041
I. 1. No comments.
POST OFFICE: Scott Wright, (972) 393-6433I. 1. No comments.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Del Sol Court and Magellan Lane need 60’ of right-of-way (and taper back) at the intersection with England Parkway to accommodate the 37’ of paving required by the Unified Development Code (UDC).
M. 2. Construct sidewalks along all street frontages including England Parkway and Grandway Road.
M. 3. Provide stub outs to the west for the streets that will be included in Phase 2.
M. 4. Provide 8’x70’ visibility triangles at intersections with England Pkwy and Grandway Road.
M. 5. Is the screening wall going to be included in the common area or does it need to be in a separate wall easement.
AT&T: David Lucas (972) 660-0377
I. 1. No comments.
TIME WARNER CABLE: Scott Allen, (214) 320-5429I. 1. No comments.
POLICE DEPARTMENT: Sgt. Eric Hansen, (972) 237-8906
I. 1. No comments.