From
Chris Hartmann
Title
P150701 - Preliminary Plat - Meadow Park Addition (City Council District 2). Consider a request to approve a preliminary plat consisting of 12 lots on 2.18 acres. The property is currently zoned Single Family-Two (SF-2) within the SH 161 Corridor Overlay District and is also under consideration for a zone change for a Planned Development for single family residential development; see Zoning Case# Z150701. The property is located at the southwest corner of Robinson Rd and W Warrior Trail, currently address as 3102 Robinson Rd. the agent is E.D. Hill, the applicant is Hal Thorne, Hillstone Construction, LLC, and the owners are Ronald Hopkins, N.D. Hopkins Estate and veronica Hopkins, N.D. Hopkins Estate.
Presenter
Senior Planner Doug Howard
Recommended Action
Approve
Analysis
COMMENTS:
This property is being platted in conformance with the requirement for new construction. The owners are proposing to plan 12 residential lots for zero lot line homes.
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.
With the exception of the items listed as conditions of approval, this plat is in substantial compliance with the requirements of the Unified Development Code.
RECOMMENDATION
The Development Review Committee recommends approval of the Preliminary Plat of the Meadow Park Addition in conformance with the following conditions and informational comments, including a condition that the zone change request be approved. The applicant is proposing to match the requirements of adjacent zoning district; Planned Development 144.
CURRENT PLANNING: Doug Howard (972) 237-8255
M. 1. Add the case number P150701 to the lower right corner of all new submittals.
M. 2. 8.9.3.2 - Required Fences: All single family detached, lots which back up to a collector and/or arterial shall require a continuous screening fence in accordance with the following provisions.
The developer of lots platted after May 1, 1998 shall be required to construct a continuous screening fence along all lots which back up to a collector and/or an arterial as follows:
The screening fence shall meet the requirements for a "Type 1" screening fence as defined in Section 8.9.1 of the UDC.
M. 3. 8.9.3.3 of the UDC - “Common Lot to be established for Thoroughfare Screening Fences”: New residential subdivisions platted after May 20, 2003 with required thoroughfare screening fences shall require the establishment of a separate common lot for the placement of required fences along designated arterial or collector streets. Said common lot (s) shall be dedicated to the mandatory homeowners association or public improvement district at time of final platting.
M. 4. See PD-144 Section II.7.E concerning Maintenance Easements. Homes built on a zero lot line will require a maintenance easement of at least 5ft on the adjacent lot to be recorded on this plat. Please provide easements to comply with Section II.7.E of PD-144, otherwise the lots will require 8ft side yard setbacks, as written in PD-144.
M. 5. 15ft Utility Easements will be required along Robinson, W Warrior Trl, and Meadows Dr.
M. 6. As required by PD-144, include a 20ft build line for all properties along Meadows Dr. Show a 25ft build line for LOT 12 along Robinson.
M. 7. Show lot square-footage and acreage for each lot. This can be done in a table.
M. 8. Include the standard Grand Prairie dedication statement.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. It appears from the City as-built plans for the existing receiving drainage conveyance that detention of drainage flows to single family residential C=0.5 will be required for this proposed addition; provide drainage calculations to confirm the need for detention to provide 100-year drainage conveyance of addition flows safely through the downstream existing single family addition of Meadow Park Addition;
M. 2. Detention is required for this plat with the required dedicated detention and drainage easement shown on the plat unless a licensed engineer in the state of Texas with drainage expertise has performed a city approved detailed drainage study and demonstrated and certified that there are no adverse impacts to the downstream property owners due to increased peak discharges or velocities due to this development;
M. 3. If storm drainage detention is proposed for this site, the following note must be added to the final plat:
§ 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.
M. 4. 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. 5. 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. 6. An erosion control plan and SWPPP must be prepared in compliance with the new 2013 TCEQ Construction General Permit and the erosion control plan made part of the drainage plans and the SWPPP kept on site and the SWPPP must be submitted to Storm Water Utility, David McKee (972-237-8536) for approval and a copy of the NOI and/or Construction Site Notice must be submitted to the Drainage Engineer prior to approval of any construction permit or beginning of construction disturbing areas of 1 acre or more in compliance with EPA TCEQ regulations.
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. All access to the properties must come off of Meadows. No driveways or curb cuts onto Warrior.
M. 2. Because these will be front entry, the narrow lots limiting on-street parking and the roadway only being 24’ cross section - we recommend having a building setback line set away from the property line to allow for vehicles to double park in the driveway (not on the street).