From
Chris Hartmann
Title
P161004 - Preliminary Plat - Royal Residence Estates (City Council District 6). Consider a request to approve a preliminary plat to establish a twenty-eight (28) lot residential subdivision. The 7.591-acre property, zoned Planned Development 81 (PD-81) District, is located at the northwest corner of Matthew Road and Camp Wisdom Road. The agent is Jim Dewey Jr., JDJR Engineers & Consultants, Inc., the applicant is Khuzema Mukhi, Burhani Investments LLC, and the owner is Brian Swiggart, TCAL Church dba The Community at Lake Ridge.
Presenter
Chief City Planner Jim Hineraker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a preliminary plat to establish a twenty-eight (28) lot residential subdivision. The 7.591-acre property, zoned Planned Development 81 (PD-81) District, is located at the northwest corner of Matthew Road and Camp Wisdom Road. The preliminary plat, orginally named Royal Residence Estates, has been renamed Noble Residency Estates.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Planned Development 81 (PD-81) |
Detached Single Family Residential & City of Grand Prairie Water Tank Site |
|
South |
Agriculture (A) District |
Mosley Elementary School |
|
East |
Neighborhood Services (NS) District & Planned Development 268 (PD-81) |
Former Site of Tuckers Grocery & Vacant Lot Detached Single Family Residential |
|
West |
Planned Development 81 (PD-81) |
Detached Single Family Residential |
PURPOSE OF REQUEST:
The applicant, Burhani Investments, LLC, seeks Planning and Zoning Commission approval of a preliminary plat application prior to final plat submission. The purpose of the preliminary plat review process is to determine whether or not the proposed subdivision is ripe for development. Specifically, that services; including, but not necessarily limited to: transportation, water, sanitary sewer, storm drainage, police and fire protection, and utilities needed by the development should either be available and/or be readily available based on an acceptable development phasing plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Lot Size & Density:
The proposed Noble Residency Estates Preliminary Plat consists of 7.591 acres and is located at the northwest corner Matthew Road and Camp Wisdom Road. The development proposal includes 28 residential lots on 2 blocks. The lots range in total land area from 7,890 square feet to 13,256 square feet. The average lot area is 8,856 square feet. The median lot area is 8,409 square feet. The gross density of the development is 3.69 dwelling units per acre. The net density is 4.91 units per acres.
Phasing & Services:
The single-family residential project will be developed as a single phase development. The project includes public internal streets that will require future right-of-way dedication (50 feet of width minimum) at the time of final platting. These internal streets will connect to the public road system once at Camp Wisdom Road and once on Matthew Road. The development also includes one internal cul-de-sac road with a 50-ft. radius turn-around. The proposed development abuts an existing 15-ft wide alley along its entire western boundary and the west half of its northern boundary. While the alley is improved and utilized by the abutting residential developments, the developer is seeking to fence off and restrict vehicle access to and from the alley. Pedestrian access is proposed, as maintenance of the alley’s shoulders (grass) is necessary.,
Water service to the property will be provided from a 24-inch water line located along the north side of Camp Wisdom Road. Sanitary sewer will be provided from a 12-inch line located at the northeast corner of the property. Stormwater detention is likely not to be needed and is not currently shown on the preliminary plat. A fifteen foot utility is will be required along the frontage of all lots. A five foot wall easement will be required for all development fencing.
House Size and Garage Style:
The developer provides that the minimum living area all future homes within the development will be at least 1,800 square feet and that the likely average living area of all future homes will be approximately 2,200 square feet. Proposed garages include a mix of attached J-swing and front entry style garages. No rear entry garages are proposed.
Amenities:
The developer proposes constructing a Type “One” masonry fence along Camp Wisdom and Matthew Roads. This development fence will include larger columns at the entrances and smaller columns along the length (approximately 10 feet on center) of the fence in keeping with the standards of the Unified Development. The development fence will also turn in at the development entrances and will include subdivision name as an entrance feature. Along the east and north property lines, the developer proposes to build an eight (8) foot tall board on board fence. The development will also include perimeter landscaping. Sidewalks will be required along all street right-of-way except the adjacent alley. A mailbox kiosk within the development will be provided. Standard street lighting is proposed. All interior rear yard fencing will be 6-ft. tall cedar fencing. All improvements, including the mailbox kiosk, will be maintained either by a Home Owners Association (HOA) or Public Improvement District (PID).
ZONING REQUIREMENTS
The subject property is zoned Planned Development 81 (PD-81) for detached single-family residential uses as amended by the Grand Prairie City Council on October 19, 1976 via Ordinance No. 2782. Said action of the City Council included that the ordinance shall conform to all stipulations as contained within the City Council minutes dated May 18, 1976. Applicable standards are as shown below:
1. Minimum Lot Size - 67 ft. x 125 ft.
a. w/approved variance - 62 ft. x 120 ft.
b. w/alley access and rear entry garage - 117.5 ft. lot depth
2. Minimum House Size - 1,400 sq. ft.
As PD-81 is silent to all other single-family development standards, staff applied the Single Family-Four (SF-4) District development standards of the Unified Development Code for final determination of compliance.
As proposed, staff finds that the preliminary plat substantially complies with the density and dimensional standards of PD-81 and the SF-4 zoning district in terms of density, lot size, lot width, street layout and site amenities. As is typical with all preliminary plat approvals, right-of-way dedication, cross access easements, drainage easements, access easements, wall maintenance easements and other necessary dedications will be required at the time of final platting. 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-81 and the SF-4 zoning district. However, the actually lot count may vary depending on final civil engineering and other physical constraints of the property at the time of final platting.
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. Water is available to serve the property. Preliminary civil engineering of the property indicates that the existing sanitary sewer and stormwater drainage systems can adequately serve the proposed lot and block configuration. Police and fire protection will be provided by the city. Utility services to the development are also available.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The property is designated as appropriate for Mixed Use (MU) on the Future Land Use Map (FLUM). Therefore the proposed preliminary plat is in inconsistent with the FLUM. However, annually Staff amends the FLUM to address inconsistencies such as this.
RECOMMENDATION
The Development Review Committee recommends approval of the Noble Residency Estates Preliminary Plat.