From
Chris Hartmann
Title
RP150804 - Replat - Sargent Addition (City Council District 1). Consider a request for approval of a Replat consolidating twelve (12) existing lots within the L. Cox and C. Hines Resubdivision, together with an abandoned portion of Hines Street Right-Of-Way located between Cox Street and running in a southwesterly direction approximately 515 feet to its terminus at the corporate boundary of the City of Grand Prairie and the City of Arlington, pending final approval, into two (2) lots totaling 7.1048 acres. The property, zoned Commercial Office (CO) District and within Central Business District No. 1 (CBD-1), is generally located south of E. Abram Street and west of Cox Street. The agent is Walter Nelson and the owner is David Sargent, Sargent Investments LLC.
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request for approval of a Replat consolidating twelve (12) existing lots within the L. Cox and C. Hines Resubdivision, together with an abandoned portion of Hines Street Right-Of-Way located between Cox Street and running in a southwesterly direction approximately 515 feet to its terminus at the corporate boundary of the City of Grand Prairie and the City of Arlington, pending final approval, into two (2) lots totaling 7.1048 acres. The property, zoned Commercial Office (CO) District and within Central Business District No. 1 (CBD-1), is generally located south of E. Abram Street and west of Cox Street.
COMMENTS:
The property is being platted in conformance with the dimensional and other standards of the underlying zoning district. The replat is also being reviewed within the assumption that the proposed ROW abandonment will be approved by action of the City Council on August 18, 2015. Staff is recommended approval of the abandonment and does not anticipate any opposition. The final plat will not be accepted for recordation until the either the abandonment is approved and said abandonment is noted by City Ordinance on said plat or if the abandonment is denied, the existing ROW shall remain.
The Engineer has completed the technical revisions as requested by staff. Other than minor technical revisions and final submittal requirements prior to filing, this plat is recommended for conditional approval by the Commission.
Conditional approval of this plat by the Planning & Zoning Commission shall constitute approval subject to conformity with the prescribed conditions, but shall constitute disapproval until such conditions are met.
RECOMMENDATION:
Development Review Committee recommends approval of the request subject to the following comments:
CURRENT PLANNING: Jim Hinderaker (972) 237-8255
M. 1 Add case number RP150804 to all new submittals.
I. 2. The subject property, a multi-parceled 7.1048 acre tract of land located south of Jefferson Avenue/Abram Street and west of Cox Drive, is zoned Commercial Office (CO). The property is located within Council District 1 and Central Business District No. 1.
I. 3. A portion of the subject property includes a 50-ft x 515.41-ft strip of existing public right-of-way known as Hines Street. Per Planning and Development Case No. SA150801 -Street Abandonment, the City Council is scheduled hear the abandonment request August 18, 2015. Staff is supportive of the abandonment and does not anticipate any issues with the request. As a result, the plat is being reviewed with the assumption that the abandonment will be approved.
I. 4. This proposed Replat consolidates Lots 1-8, Block A and Lots 3-6, Block C of the L. Cox and C. Hines Re-subdivision together with the anticipated abandoned portion of Hines Street to create a two (2) lot subdivision.
I. 5. A Site Plan application is being processed concurrently with this application and the Hines right-of-way abandonment application.
M. 6. Add front building line setbacks to plat.
M. 7. Add ownership information of all abutting properties.
M. 8. Add standard 15-ft utility easement to property adjacent to all street right-of-ways except Cox Street which has been reduced to 12-ft due to decreased setback.
I. 9. All utilities shall be placed below ground except for major high voltage transmission lines.
M. 10. Seals and signatures of the owner and agent preparing the plat document are required prior to final submittal.
I. 11. Staff has identified the items necessary to continue the submittal review process. Please make revisions, and corrections, and provide additional information as requested. The applicant may contact Jim Hinderaker at 972-237-8261 to schedule a meeting to discuss disputed issues or the review process. If revision issues are resolved, bring 3 copies of the revised plans to be reviewed at the Development Review Committee meeting on July 23, 2015. (Attendance is mandatory). If revisions are approved, we will provide you with information for your final submittal requirements.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. The existing drainage outfall serving this plat is in Sherman Street and has less than a 2-year flood drainage capacity. Detention is required for the undeveloped portions of this plat as shown on the City Wide Drainage Master Plan for the City, Report Figure 3, sheet Region CC12S;
M. 2. Detention of storm drainage flows to pre-existing release rate should be provided to support this plat. Show the required dedicated detention and drainage easement on the plat;
M. 3. If detention 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. 4. City approved grading, drainage, and erosion control plans are required in compliance with current drainage manual criteria 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. 5. An offsite drainage line may be required to drain the undeveloped portions of this plat. A minimum 15-foot wide drainage easement should be provided on the plat centered on the drainage system for portions of the drainage system draining more than one lot or lying offsite.
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.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Are we leaving lots 1 and 2 on the south side of Hines without legal access to public right-of-way?
M. 2. Provide a 15’x15’ corner clip dedication at the corner of Sherman and Cox.