From
Chris Hartmann
Title
P160301 - Preliminary Plat - Greenway Trails, Preliminary Plat for 611 residential lots, 2 commercial lots, and 21 open space lots. 353.18 acres out of the J. Lawrence Survey, Abstract No. E616, City of Grand Prairie, Ellis County, Texas. Zoned PD-322 and generally located east of S.H. 360, north of U.S. 287, and west of F.M. 661. The applicant is John Vick, WM SUB GT, LP.
Presenter
David Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Extend expiration deadline for one year of previously-approved Preliminary Plat consisting of 611 residential lots, 21 open space lots, and 2 commercial lots all on 353.18 acres. The property, zoned Planned Development (PD-322) District, is located east of S.H. 360 and north of Highway 287.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Agriculture (A) District; City of Mansfield |
Undeveloped/Gas Well Pad Site |
|
South |
Agriculture (A) District and PD-328 |
Undeveloped/Gas Well Pad Sites |
|
East |
Agriculture (A) District |
Undeveloped/Gas Well Pad Site |
|
West |
Agriculture (A) District; City of Mansfield |
Undeveloped |
PURPOSE OF REQUEST:
The primary purpose of the preliminary plat review process is to determine whether or not the proposed subdivision is actually ripe for development. In other words are all of the essential services needed by the development available and/or readily available based on an acceptable phasing plan to serve the property; including, but not necessarily limited to: transportation, water, sanitary sewer, storm drainage, police and fire protection, and utilities.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed Greenway Trails Preliminary Plat consists of 353.18 acres and is generally located east of S.H. 360 and north of Highway 287. The development includes 611 residential lots, 21 open space lots, and 2 commercial lots.
As provided by the applicant, Greenway Trails will be built in five phases with Phase I expected to be built by the Fall of 2018, Phase 2 by the Spring of 2020, Phase 3 by the Fall of 2021, Phase 4 by the Spring of 2023, and Phase 5 by the Fall of 2024. Phase 1 consists of approximately 44 acres and 113 lots. Phase 2 consists of approximately 41 acres and 108 lots. Phase 3 consists of approximately 48 acres and 136 lots. Phase 4 consists of approximately 58 acres and 131 lots. Phase 1 consists of approximately 85 acres and 123 lots. The two (2) commercial lots area expected to be built out by 2030.
Proposed development amenities include an Amenity Center w/pool to be constructed in Phase 1. Additional amenities may include BBQ Pit, play equipment, and enclosed/unenclosed shelter. There will be a primary entrance feature at SH 360. The development amenities may also include monument signage, raised planters, decorative fencing, masonry walls and landscaping. A second entry feature will be provided at FM 661. Additional amenities include trails, open space sitting areas and playgrounds, and decorative street poles. Group mail boxes will be also be required.
The applicant is seeking a variance of the maximum cul-de-sac length (600-feet) and block length (1,200-feet).
• Block 8 CUL-DE-SAC “W” is 1,040.02 feet long
• Block 8 CUL-DE-SAC “K” is 767.30 feet long
• Block 14 STREET “A” the block length is 1,655.79 feet long
• Block 1 STREET “Q” the block length is 1,453.24 feet long
• Block 4 STREET “A” the block length is 1,556.79 feet long
• Block 4 STREET “F” the block length is 1,292.86 feet long
ZONING REQUIREMENTS
The property is zoned Planned Development (PD-322) per Ordinance No. 7445 as approved by the Grand Prairie City Council on August 8, 2006. This ordinance provides for a number of development standards, based on the approved concept plan, related to the platting of the development; including, but not necessarily limited to: lot size, lot width, lots that allow for garages to be off-set at “T” intersections, right-of-way width, street width, stubbed streets to accommodate connectivity of off-site development, curvilinear streets, round-abouts, median diverters and other traffic calming measures, and open space lots. The ordinance also includes a number of residential development standards that are not specifically related to the plat review; including, but not necessarily limited to: house size, submission of façade plans, exterior materials, roof pitch, garage style, screening walls, landscaping, development signage, setback standards, street signage, street lighting and mail boxes. There is also a mandatory requirement for a homeowner’s association and/or public improvement district to be created to enforce restrictions and to maintain common elements. Finally, PD-322 establishes standards for the commercial development of portions of the property, again based on the concept plan, with a provision for architecturally integrated “residential above commercial” development.
As proposed, staff finds that the preliminary plat substantially complies with the approved concept plan in terms of density, lot size, lot width, street layout and site amenities. The preliminary plat also includes and the following main elements that further comply with the approved concept plan and PD-322 : 1) the proposal includes the acknowledgement and right-of-way dedication (conveyance at final plat) of “Davis Drive” an unbuilt arterial roadway, recommended per the City’s Master Transportation Plan, proposed to be constructed along the southerly most border of the development, where it directly abuts, connecting SH 360 to FM 661, 2) the inclusion of a round-about at the intersection of Street U and Street A (final street names to be determined at final plat), and 3) all residential streets will be a minimum of 31 feet.
As is typical with all preliminary plat approvals, right-of-way dedication, cross access easements, drainage easements, access easements and other necessary dedications will be required at the time of final plat. In addition, the overall residential density shall not exceed, nor shall the minimum lot area or lot width be reduced, beyond what is permitted by PD-322. However, the actually lot count may vary depending on final civil engineering and other physical constraints of the property at the time of final plat.
In regards to the availability of services (streets, water, sewer, stormwater, police, fire, etc.), staff finds that the development can be adequately served now or at the time of final plat. The developer provided a Traffic Impact Analysis (TIA) of the development to ensure that there is adequate internal circulation and connectivity to the development and surrounding properties and the public road system. The TIA has been reviewed and accepted by the Transportation Services. Water will be available to serve the property at the time of final plat. Preliminary civil engineering of the property indicates that the proposed lot and block configurations can adequately be served by and sanitary sewer and stormwater drainage. Police and fire protection will be provided by the city. Utility services to the development will include electric, telephone, cable and gas. The applicant provided that they have been in contact with the Midlothian Independent School District regarding the impact that the residential development may have on the school district and the possible need for a new elementary school site.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as Low Density Residential (LDR) on the Future Land Use Map (FLUM). The FLUM identifies development in this category may include Agriculture (A), Single Family Estate (SF-E), Single Family 1-4 (SF-1 to SF-4), and Planned Development (PD) with one or more of these uses. The residential portion of the proposal is consistent with the plan; however, the proposal includes to commercial lots. Therefore the proposed preliminary plat is in consistent with the FLUM. Annually Staff amends the FLUM to address inconsistencies such as this.
RECOMMENDATION
The Development Review Committee recommends a 1-year extension of plat approval for the Greenway Trail Preliminary Plat.