From
Chris Hartmann
Title
P171205 - Preliminary Plat - Mira Lagos East Townhomes South (City Council District 4). Preliminary Plat for Mira Lagos East Townhomes South with 87 residential lots and 3 open space lots on 9.296 acres. Tracts 2.8 and 2.9, BBB & C RR Survey, Abstract 1700, City of Grand Prairie, Dallas County, Texas, zoned PD-365, Lakeridge Overlay District, generally located west of Lake Ridge Parkway and south of S. Grand Peninsula Drive. The owner/applicant is Ben Luedtke, Mira Lagos East Investors Group Ltd.
Presenter
Savannah Ware, Senior Planner
Recommended Action
Approve
Analysis
SUMMARY:
Preliminary Plat for Mira Lagos East Townhomes South with 87 residential lots and 3 open space lots on 9.296 acres. Tracts 2.8 and 2.9, BBB & C RR Survey, Abstract 1700, City of Grand Prairie, Dallas County, Texas, zoned PD-365, Lakeridge Overlay District, generally located west of Lake Ridge Pkwy and south of S Grand Peninsula Dr.
PURPOSE OF REQUEST:
The applicant intends to develop a townhome development with 87 residential lots and 3 open space lots on 9.26 acres. The purpose of the preliminary plat review process is to determine if the proposed development can be adequately served by the time of final platting. A Site Plan (S180106) for the townhome development is under concurrent review.
ADJACENT LAND USES AND ACCESS:
North: S Grand Peninsula Dr and undeveloped land zoned PD-365 for single family townhomes and commercial development.
South: Undeveloped land owned by the U.S. Army Corps of Engineers, Villa Di Lago Dr, and Lakeshore Village townhome development.
East: Undeveloped land owned by the U.S. Army Corps of Engineers, Lake Ridge Pkwy, and undeveloped land zoned PD-297C for multi-family and mixed use.
West: The Enclave at Mira Lagos, a multi-family development.
DEVELOPMENT CHARACTERISTICS:
Townhome Development
The townhome development consists of 87 residential lots and 3 HOA lots. The development is accessible from S Grand Peninsula Dr; each lot is accessible from a public street or alley.
The minimum lot size is 1,680 square feet, the minimum lot width is 21 feet, and the minimum lot depth is 75 feet. The preliminary plat complies with the density and dimensional standards in PD-365.
The preliminary plat includes open space lots which will be dedicated to and maintained by a mandatory homeowners association. The developer has submitted a draft of the Declarations of Covenants, Conditions and Restrictions; this document must be finalized before the final plat is filed.
The subject site is within Public Improvement District #8 (PID #8). Prior to approval of the final plat, the developer must submit written documentation from the PID Board stating that the PID will maintain the perimeter landscape and wall. The developer must submit copies of the landscape and wall plan with submittal of the final plat development application.
New residential subdivisions are required to provide a centralized mail delivery kiosk. The developer must submit written documentation of a central mail service delivery agreement with USPS to the Planning Department before the final plat is filed.
Transportation Concerns
The Transportation Department has raised the following concerns with the proposed development.
1. Single Point of Entry: The proposed development has a single point of entry. The Transportation Department has requested that the applicant submit a Traffic Impact Analysis (TIA) or traffic study to prove that one point of entry is sufficient. A TIA is required when a proposed development:
• Generates more than 500 Peak Hour Trips;
• Generates more than 5,000 vehicle trips per day;
• Involves more than 100 acres of property; and
• Changes or alters the City Thoroughfare Plan.
The proposed development does not meet these conditions.
2. Street and Right-of-Way (ROW) Width: The UDC requires a 50 ft. ROW with a street pavement width of 31ft. The ROW for Costa Drive is 40 ft. The pavement width of Costa Drive is 24 ft.
3. Driveway Spacing: Driveways along Costa Drive do not meet the minimum spacing requirement.
4. Driveway to Intersection Spacing: Several driveways do not meet the required spacing from intersections.
5. Dead-End Alleys: The UDC prohibits permanent dead-end alleys.
EXCEPTIONS OR APPEALS:
The developer is requesting the following exceptions:
1. Street and ROW width for Costa Drive;
2. Driveway Spacing;
3. Driveway to intersection spacing; and
4. Dead-end alleys.
Analysis
• Single Point of Entry: The development is accessible by S Grand Peninsula Dr and Lake Ridge Pkwy. Both streets are limited-access, major arterials. The City will not grant additional median breaks. There is one feasible location for an additional point of access off of Lake Ridge Pkwy. This access point does not significantly expand the ingress/egress options (see Exhibit - Ingress and Egress Patterns). Additionally, the second access point may encourage a dangerous travel pattern (making a U-turn on Lake Ridge Pkwy). The developer will install a fire sprinkler system for each unit. The Fire Department does not have an issue with one point of entry.
• ROW Width and Driveway Spacing for Costa Drive: Since townhomes along Costa Drive do not face Costa Drive, Costa Drive essentially functions as an alley. There is no driveway spacing requirement for alleys. Fire lanes are required to be 24 ft. wide. The proposed pavement width meets this requirement.
• Dead-End Alleys: The dead-end alleys do not exceed 150 ft. The Fire Department requires a turn-around for distances greater than 150 ft.
RECOMMENDATION:
DRC recommends approval with the condition that the developer add pedestrian easements to the Final Plat where sidewalks cross individual lots.