From
Chris Hartmann
Title
RP161202 - Replat - William H. Thomas Addition, Lot 9R, Block B (City Council District 5). Consider a request to approve a replat to abandon right-of-way. The3.45-acre property, located at 301 E. Church Street, is zoned Central Area (CA) District and is within District 2 of the Central Business Overlay District. The agent is Andres Casco, Mycoskie McInnis Associates and the owner is Ann Stevenson, UPLIFT Education.
Presenter
Senior Planner Denice Thomas, AICP, MSRE
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a replat to abandon right-of-way and combine 16 non-residential lots into one lot. The 3.45-acre property, located at 301 E. Church Street, is zoned Central Area (CA) District and is within District 2 of the Central Business Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
CA and within District 2 of the Central Business Overlay District |
School |
|
South |
CA and within District 2 of the Central Business Overlay District |
Retail and Commercial |
|
East |
CA and within District 2 of the Central Business Overlay District |
Religious Institution |
|
West |
CA and within District 2 of the Central Business Overlay District |
School |
PURPOSE OF REQUEST:
The applicant is proposing to replat 16 non-residential lots consisting of 3.45 acres in the Central Area zoning district and District 2 of the Central Business Overlay District into a single lot for educational uses. In addition to the lot combination the application is also proposing to abandon existing right of way.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Mixed Use (MU) on the Future Land Use Map (FLUM). The FLUM identifies development in this category should include residential, personal service and some limited office uses in a pedestrian oriented development. The proposal is part of a school campus. Educational facilities are permissible in every zoning district and every land use category. The proposed development is consistent with the FLUM.
ZONING REQUIREMENTS
Dimensional Requirement
The subject site is zoned PD-217C District for a mixture of uses. The base zoning for the subject site is Light Industrial (LI). The following table evaluates the proposal against LI standards.
|
Standard |
Required |
Provided |
Meets |
|
Area (s.f.) |
5,000 |
150,381 |
Yes |
|
Width (ft.) |
50 |
592 |
Yes |
|
Depth (ft.) |
100 |
189 |
Yes |
|
Front Yard Setback (ft.) |
0 |
0 |
Yes |
PLAT FEATURES
The single-lot plat shows access to NE 2nd Street, NE 4th Street, East Church Street, and East Main Street. The plat also depicts right-of-way abandonment limits, and easements necessary to service the site with water, sewer, and other utilities.
REQUESTED APPEALS BY APPLICANT:
No appeals are being requested by the applicant.
RECOMMENDATION
The DRC recommended approval of the proposal subject to the following conditions of approval:
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. In the floodplain statement, remove the word “unshaded” from the Zone X designation. The flood zone is simply Zone X. Add the lowest floor elevation.
M. 2. Abandoned right-of-way shall be retained as a utility easement for any utility that is to remain within the area to be abandoned.
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. ON-SITE SEWAGE FACILITIES:
Per TCEQ rules §285.36, owners of any property where an abandoned septic tank is located must have the wastewater/septage removed by a licensed liquid waste transporter, holding a valid registration with both the TCEQ and City, and back fill the tanks(s) with sand or other suitable fill material (less than three inches in diameter).
M. 2. WATER WELLS: Please note any abandoned or currently used water wells on the preliminary and final plat. According to the City of Grand Prairie ordinance and the Texas Water Code Chapter 32 § 32.017, Plugging of Water Wells, owners of any property where an abandoned well is located must have the well plugged by a licensed well driller, holding a valid registration with the TCEQ. A permit will be required to abandon the well. In addition a copy of the well completion report must be supplied to the Environmental Services Department before any building permit will be issued.
M. 3. SOIL TESTING: For development of a tract of land that is greater than one acre in area, the applicant must provide documents demonstrating compliance with Title 30, Part 1, Chapter 330, Subchapter T of the Texas Administrative Code relating to the use of land over closed municipal solid waste landfills.
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
M. 1. No portion of any building shall be more than four hundred (400) or (600) feet from a fire hydrant depending on the building being sprinklered, as measured by fire apparatus laying hose along streets or fire lanes according to the requirements set forth in Section 5, I.F.C. and City Ordinances.
M. 2. A fire hydrant shall be located within one hundred (100) feet of fire department hose connections (FDC) for the fire sprinkler system according to the requirements set forth in Chapter 9, I.F.C. and City Ordinances.
M. 3. Fire hydrants must be approved by the fire department and shall be in-service prior to construction proceeding beyond the foundation according to the requirements set forth in Chapter 5, I.F.C. and City Ordinances.
M. 4. Fire apparatus access roads (fire lanes) shall be provided adjacent to and around any building when any portion of the exterior wall is located more than one hundred fifty (150) feet from fire department vehicle access according to the requirements set forth in Chapter 5, I.F.C. and City Ordinances.
M. 5. Fire lanes must be approved by the Fire Department and shall be in-service prior to construction proceeding beyond the foundation according to the requirements set forth in Chapter 5, I.F.C. and City Ordinances.
M. 6. Security gates that obstruct fire apparatus access roads shall have one of the following Opticom system, Knox key switches or Knox padlocks installed according to the requirements set forth in Chapter 5, I.F.C. and City Ordinances.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Dedicate the area shown as the 10’ utility easement as right-of-way along the west side of NE 3rd along with a 25x25’ corner clip at Main Street and NE 3rd.
M. 2. Provide 25’x25’ corner clips at Main/NE 2nd
M. 3. Provide 15’x15’ corner clips at NE 2nd/East Church and East Church/NE 4th.
M. 4. The Point Of Beginning of the property description needs to be at a point of the new property line - cannot be in an area being dedicated as right-of-way.
M. 5. NE 3rd street is a two way public roadway and the access easement being provided must also provide 2-way access to serve the 2-way street.
M. 6. Provide the actual right-of-way for streets and roadways, not “variable width right-of-way”.
M. 7. Construct sidewalks along all street frontages.
POLICE DEPARTMENT: Sgt. Eric Hansen, (972) 237-8906
M. 1. Suggest abandoning NE 3rd St all together and making it an access easement.