From
Chris Hartmann
Title
P151105 - Preliminary Plat - Versailles Estates (City Council District 6). Consider a request to approve a preliminary plat to create a 38-lot-residential subdivision. The 10.00-acre property, zoned Agriculture (A) District, is located at 7700 Arlington Webb Britton Road, and is within the Lake Ridge Corridor Overlay District. The agent is Matt Cragun, Cumulus Design, the applicant is Raymond Mallick, Vector Builders, and the owner is Patricio Medrano Jr.
Presenter
Sneior Planner Denice Thomas, AICP, MSRE
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a preliminary plat to create a 38-lot-residential subdivision. The 10.00-acre property, zoned Agriculture (A) District, is located at 7700 Arlington Webb Britton Road, and is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Planned Development-271A (PD-271A) District with Lakeridge Parkway Overlay District |
Single Family Residential |
|
South |
Agriculture (A) District with Lakeridge Parkway Overlay District |
Undeveloped |
|
East |
Planned Development-298A (PD-298A) District with Lakeridge Parkway Overlay District |
Single Family Residential |
|
West |
PD-271A with Lakeridge Parkway Overlay District |
Single Family Residential |
PURPOSE OF REQUEST:
The purpose of this request is for approval of a preliminary plat to subdivide 10.00 acres into 35 residential lots and 3 common area lots.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Low Density Residential (LDR) uses. The 2010 Comprehensive Plan specifies appropriate density in the LDR classification is 0 - 6 dwelling units per net acre. The property’s SF-4 District zoning is consistent with this classification. The proposed density is approximately 3.50 dwelling units per acre. The proposed preliminary plat and density are consistent with the FLUM Low Density Residential land use designation.
ZONING REQUIREMENTS
Dimensional Requirements
The following table details the SF-4 dimension requirements. Subsequent preliminary and final plats will be required to conform to these regulations.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
7,200 sf. |
8,020 s.f. |
Yes |
|
Minimum Width |
60 ft. |
65 ft. |
Yes |
|
Minimum Depth |
110 ft. |
117 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
25 ft. |
Yes |
|
Max. Density |
5.8 dwelling units/acre |
4.26 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.
ADDITIONAL ENCUMBRANCES
The property is within Public Improvement District (PID) 8 and participation in the PID is mandatory. The applicant has submitted a copy of the Landscape and Wall Plans. Copies of the HOA documents are required prior to final plat approval.
RESOLUTION 3924
The proposal is consistent with the intent of Resolution 3924.
RECOMMENDATION
The proposal meets the minimum requirements of the UDC. Staff recommends approval subject to the following DRC conditions:
1. Prior to Final Plat approval the Homeowners Association documents shall be submitted to the Planning and Zoning Department.
2. Prior to Final Plat approval the following documentation shall be submitted:
a. Written proof of the Public Improvement District #8 Board agreement to accept the subdivision owners into the District and the District’s agreement to maintain the perimeter landscape and wall.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. 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. 2. Lot to lot drainage is not permitted. Multiple lot 100-year storm drainage should be collected in storm drainage facilities with 15-foot minimum width drainage easements dedicated by plat centered on the drainage conduits;
M. 3. Detention may be required for this site due to the limited storm drainage outfall capacity downstream of this property. The proposed detention and drainage easement should be shown on the plat or a drainage analysis performed by a hydraulic engineer to show that no detention of stormwater discharges from this site will have no adverse impact on the downstream property owners and the public;
M. 4. No drainage collection facilities are in the close proximity of this plat. Offsite drainage outfall improvements will be required to convey the 100-year storm flows to an adequate outfall facility.
M. 5. 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. 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. 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. Change of street name maybe required for “Royal Lane” already have Royal Ave in Dalworth.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Development must be built with 31’ wide streets.
M. 2. Where Royal and Provence intersect with Arlington Webb Britton the street requires 37’ of paving in 60’ of right-of-way.
M. 3. Do not show or provide crosswalks (just stop bars at intersection with AWB.
M. 4. Probably needs more than 2’ wall easement - typically 5’.
M. 5. Provide 8’x70’ visibility easements at intersections with AWB.
M. 6. Recommend 25’ build line so cars in driveway do not block sidewalk.
M. 7. Barrier Free Ramps need to be at intersections, but not across the street.
M. 8. 4’ sidewalk needs to be a minimum of 3’ away from the curb (cannot touch the back of curb)