From
Chris Hartmann
Title
P160402 - Final Plat - Montanaro Addition, Lots 1-2, Block A (City Council District 6). Approval of a Final Plat creating two (2) residential lots located within the J. Working Survey, Abstract No. 897, Johnson County, Texas. The 5.139 acre property is located within the City of Grand Prairie's Extraterritorial Jurisdiction (ETJ) directly abutting the east side of County Road 511 and north of Mann Trail. The applicant is Robert Richardson, CBG Surveying Inc. and the owner is Patricia Montanaro.
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Approval of a Final Plat creating two (2) residential lots located within the J. Working Survey, Abstract No. 897, Johnson County, Texas. The 5.139 acre property is located within the City of Grand Prairie's Extraterritorial Jurisdiction (ETJ) directly abutting the east side of County Road 511 and north of Mann Trail. The applicant is Robert Richardson, CBG Surveying Inc. and the owner is Patricia Montanaro.
COMMENTS:
This property is located within the Extraterritorial Jurisdiction of the City of Grand Prairie and is being platted in conformance with the requirements of Johnson County and in keeping in the long range plans of the City. The subject property consists of two existing homes on 5.139 acres, individual water wells and septic systems.
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 Montanaro Addition Final Plat provided the plat is in conformance with the following conditions and informational comments.
CURRENT PLANNING: Jim Hinderaker (972) 237-8251
M. 1. Add case number P160402 to the lower right hand corner of all new submittals.
I. 2. This case is for the consideration of a request for the approval of a Final Plat creating two residential lots on 5.139 acres. The subject property is situated in the Extraterritorial Jurisdiction (ETJ) of the City of Grand Prairie in Johnson County and is generally located south east of County Road 511 and north of Mann Trail.
I. 3. Based on an Interlocal Cooperation Agreement between the City of Grand Prairie and Johnson County, the City of Grand Prairie has been granted exclusive jurisdiction to regulate all subdivision plats within the its ETJ located as located within Johnson County
I. 4. According to Article 12, “Platting,” Section 12.2.1 & 12.2.2 (Section 2, “Applicability”) the governing body of the city does extend to all areas under its ETJ as defined by the statues of the state, and as a result any areas within the city’s ETJ shall comply with the provisions stipulated in Article 12, “Platting,” of the Unified Development Code [Article 12.2.1 & 12.2.2].
M. 5. Revise the title block as follows:
FINAL PLAT
LOTS 1 & 2, BLOCK A
MONTANARO ADDITION
A TWO-LOT RESIDENTIAL SUBDIVISION
CONTAINING 223,875 SQ.FT. / 5.139ACRES
WITIN THE EXTRATERRITORIAL JURISDICTION (ETJ)
OF THE CITY OF GRAND PRIARIE, JOHNSON COUNTY, TEXAS
M. 6. Label the street centerline for County Road 511 and indicate width of the right-of-way.
M. 7. Provide an improvement location survey of all existing improvements including structures, driveways and underground facilities (water well, septic tank and leach fields, gas, electrical, telephone, etc.). The purpose of this information is to verify that the newly proposed lot line separating Lot 1 from Lot 2 is not creating a non-conforming setback situation or otherwise separating existing utilities or improvements between lots without the creation of necessary easements should said utility or improvement be located or cross a different lot than which it is intended to serve.
I. 8. All utilities, within the platted area, shall be placed below ground, except for major high voltage transmission lines. Major utility structures, which must be located above ground, shall be placed in unobtrusive locations, and shall be screened with landscaping that blends into the overall landscaping area.
M. 9. Staff has identified the items necessary to continue the submittal process. Please make noted revisions and corrections, and provide any additional information that is requested. To ensure that each comment is addressed, please respond to each comment in writing with the applicant’s proposed action to address said comment. 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 to be held on March 24, 2016 at 9:30 AM in The Grand conference room of the Development Center, 206 W. Church Street, Grand Prairie, TX. (Attendance is mandatory).
CURRENT PLANNING: Nathan Warren (972) 237-8255
M. 1. Lot 1, Block A, Montanaro Addition will be addressed as 14322 County Road 511.
M. 2. 2. Lot 2, Block A, Montanaro Addition will be addressed as 14320 County Road 511.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Chris Agnew/Brent O’Neal (972) 237-8141
M. 1. Add a Floodplain Statement that includes the FEMA FIRM number, effective FEMA FIRM date, FEMA flood zone and county name.
M. 2. Label Vicinity map as Site map and label Mountain Creek west of the site and Grassy Creek south and east of the site in the map;
M. 3. Provide a Vicinity map showing the site location in relation to SH 287 and any State Farm to Market roads in the vicinity;
M. 4. Show/label right-of-way.
M. 5. Show/label water and wastewater facilities.
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.