From
Chris Hartmann
Title
P160502 - Final Plat - Mayfield Road Retail Addition 1, Lots 1-2, Block 1 (City Council District 2). Approval of a Final Plat creating two (2) non-residential lots on 45.35 acres situated in the William Reed Survey, Abstract No. 1193, Dallas County, Texas. The property, zoned Planned Development 294 (PD-294) District for General Retail (GR) District uses and set within the I-20 Corridor Overlay, is located at the southeast corner of S.H. 161 and Mayfield Road. The applicant is Michael Doggett, Winkelmann and Associates and the owner is Rick O'Brien, Campbell-Mayfield Road LP.
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Approval of a Final Plat creating two (2) non-residential lots on 45.35 acres situated in the William Reed Survey, Abstract No. 1193, Dallas County, Texas. The property, zoned Planned Development 294 (PD-294) District for General Retail (GR) District uses and set within the I-20 Corridor Overlay, is located at the southeast corner of S.H. 161 and Mayfield Road.
COMMENTS:
. This Final Plat creates two (2) commercial lots on 45.35 acres. The property is being platted in conformance with the dimensional and other standards of the General Retail (GR) District as stipulated within PD-294.
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 Mayfield Road Retail Addition subject to and in conformance with the following conditions and informational comments.
CURRENT PLANNING: Jim Hinderaker (972) 237-8255
M. 1 Add case number P160502 to the lower right hand corner of all new submittals.
I. 2. The subject property is located in City Council District No. 2, represented by Councilman Jim Swafford.
I. 3. This is a request for approval of a Final Plat creating two (2) non-residential lots totaling 45.3452 acres located within the William Reed Survey, Abstract No. 1193, City of Grand Prairie, Dallas County, Texas. Prior to the issuance of any building permits, the subject property will be required to be final platted.
I. 4. The subject property is zoned Planned Development (PD-294) for General Retail (GR) Uses as listed within the Use Charts of Article 4 of the Unified Development Code (UDC) and as contained with PD-294, which adds several permitted uses but prohibits several other uses. This PD also separates the GR district into two tracts: Tract A-1 - East Highway Retail District and Tract A-2 - Transitional Retail District. The approved IKEA store site is located primarily within Tract A-1, but a portion of the eastern end of the site, including the detention ponds, are located within Tract A-2. Lot 2 of the Site Plan appears to be located entirely within the area identified as Tract A-2 within PD-294. These two tracts establish the following additional dimensional standards over and above the standards contained within the UDC for the General Retail (GR) District.
a) Tract A-1 (Lot 1 - the IKEA site)
i. Minimum Lot Size: 20,000 sq. ft.
ii. Minimum Lot Width/Depth: 100’ x 150’
iii. Maximum Height: 50 feet
iv. Minimum Landscaping: 10% of the lot.
b) Tract A-2 (Lot 2 the Out-Parcel)
i. Minimum Lot Size: 20,000 sq. ft.
ii. Minimum Lot Width/Depth: 100’ x 150’
iii. Maximum Height: 50 feet
iv. Minimum Landscaping: 10% of the lot.
v. Maximum Building Depth: 200 feet
M. 5. Modify the Purpose Statement located within the note section of the final plat to read: “The purpose of this final plat is to create two non-residential lots for commercial development.”
M. 6. Modify note number 8 to read final plat instead of preliminary plat.
M. 7. Please note that the small outlot located at the hard northeast corner of Mayfield Road and Robinson Road, which is not a part of this plat, is in fact a recorded lot known as the La Guanajuatense Addition to the City of Grand Prairie. This plat established an access easement across proposed Lot 2, Block 1 of the Mayfield Road Retail Addition 1. Therefore, please modify your proposed access easement to this outlot to reflect the existing access easement. Please note that staff is open to modifying this existing easement upon the mutual agreement of all parties.
M. 8. Staff has identified items necessary to continue the submittal process. Please make these revisions and corrections, and provide any additional information that is requested. Please address all comments in writing. The applicant may contact any member of staff to schedule a meeting to discuss any disputed issues or problems with the review process. If all issues are resolved, please bring three copies of the revised plans to be reviewed by staff at the Development Review Committee meeting held on April 21, 2016 at 9:30 AM in The Grand conference room of the Development Center, 206 W. Church Street, Grand Prairie, TX. (Attendance is mandatory).
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. Two FEMA FIRMs cover this property. The FEMA flood zone, county name, and effective date are correct. The FEMA FIRMs are 48113C0435L and 48113C0445K. Please correct.
M. 2. 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. 3. Stormwater management detention facilities are proposed for this site. 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 prepared standard Owner/Developer Inspection and Maintenance Agreement instrument 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. Please contact City Senior Right-of-Way Agent Dwayne Tyner (972-237-8121 phone; dtyner@gptx.org <mailto:dtyner@gptx.org> email) for preparation of the agreement instrument.
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.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Sidewalks will be required along all street frontages being developed.
M. 2. Dedicate additional right-of-way “notch out” at the private road onto Mayfield Road that included essentially a corner clip to accommodate traffic signal equipment.
M. 3. Dedicate right-of-way for deceleration lane on Mayfield and SH360.
M. 4. Do not use “variable width R.O.W.” on the roadways. Show property lines on other side of the roadway and give specific distances to show that there is sufficient right-of-way provided. If there is not sufficient right-of-way, on Robinson and Mayfield Roads there may be an additional right-of-way dedication necessary.
M. 5. The access easement along Robinson to the corner parcel needs to extend to reach a possible future median opening on Robinson at 600’ spacing.
M. 6. We are not sure if the access easements are also going to be fire lanes (fire lanes are not put onto plats), but fire lanes require a minimum 28’ inside turning radius and some of the access easements do not show that (C18, C36). Just verify that your fire lanes meet that radius