From
Chris Hartmann
Title
P160903 - Final Plat - Lakeway Estates (City Council District 6). Consider a request to approve a final plat to create a 57-lot-single family residential subdivision. The 19.27-acre property, located at 1231 East Seeton Road, zoned Planned Development-356 (PD-356) District, is within the Lake Ridge Corridor Overlay District. The agent is David Schnurbusch, USA Professional Services Group, Inc. and the applicant is J Waymon Levell, First Southwest Properties Management Co.
Presenter
Senior Planner Denice Thomas, AICP, MSRE
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a final plat to create a 57-lot-single family residential subdivision. The 19.27-acre property, located at 1231 East Seeton Road, zoned Planned Development-356 (PD-356) District, is within the Lake Ridge Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Agriculture (A) District with Lakeridge Parkway Overlay District |
Undeveloped |
|
South |
Agriculture (A) District with Lakeridge Parkway Overlay District |
Undeveloped |
|
East |
Joe Pool Lake |
Joe Pool Lake |
|
West |
PD-336 for single family residential uses with Lakeridge Parkway Overlay District |
Single Family Residential |
PURPOSE OF REQUEST:
The purpose of this request is to obtain approval of a final plat to subdivide 19.27 acres into 57 residential lots and nine common area and open space lots.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehe.nsive Plan shows this area as appropriate for Low Density Residential (LDR) uses and Opens Space/Drainage 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 3.43 dwelling units per acre. The proposed final plat and density are consistent with the FLUM Low Density Residential land use designation.
ZONING REQUIREMENTS
Dimensional Requirements
The PD-356 ordinance governs this development. The table below provides an analysis of the proposal’s compliance with the minimum dimension requirements of the PD-356 ordinance.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
7,200 sf. |
7,731 s.f. |
Yes |
|
Minimum Width |
60 ft. |
61.21 ft. |
Yes |
|
Minimum Depth |
110 ft. |
111 ft. |
Yes |
|
Front Yard Setback |
25 ft. / 17 ft. for non-front entry |
25 ft.* |
Yes |
|
Max. Density |
5.8 dwelling units/acre |
3.43 dwelling units/acre |
Yes |
* Lots that have “J” swing garages are permitted to have 17-foot front yard setbacks. The setbacks will comply with the PD Ordinance as approved by City Council.
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.
GAS WELL
The property is currently approved for gas well production. The applicant has submitted documentation which indicates the gas well operation and gas well buffer easements have been abandoned.
RESOLUTION 3924
The proposal is consistent with the intent of Resolution 3924.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. The floodplain statement needs to be revised to label the area as Zone X (Shaded), “…Areas between the 500-year and 100-year flood lines are in FEMA Flood Zone X (Shaded)…”
M. 2. The minimum finished floor should be relabeled as “lowest finished floor”. The City’s UDC requires the lowest finished floor to be 2 feet above the existing conditions 100-year base flood elevation (BFE) or 1 foot above the ultimate conditions 100-year base flood elevation, whichever is higher. The current condition BFE is 538. USACE controls elevations 541 feet and below, which is considered to be the ultimate BFE. The ultimate condition plus one foot is higher and is the required lowest finished floor that is acceptable on this site. All of the “MIN FF” designations should be relabeled as “LFE” and must state an elevation of 542.00 or higher to comply with the City’s UDC.
M. 3. Provide documentation from USACE regarding the flowage easement and activities USACE will allow within the easement. Provide documentation from USACE regarding allowable grades for streets, finished floors, drainage, etc. for areas below elevation 541.
M. 4. Per the City’s Unified Development Code (UDC), all critical facilities must be located outside the 500-year floodplain. The lift station is a critical facility and must be located outside the 500-year floodplain. The area shown in the plat on Lot 1X must be brought out of the 500-year floodplain for the proposed life station to be located here.
M. 5. A floodplain development permit is required for the proposed project. It appears that the improvements will be made outside the 100-year floodplain. Only Part 1 of the floodplain development permit is required. The floodplain development permit can be accessed at: <http://70.128.162.44:8080/public/Engineering%20Standards/Permit_Forms/Floodplain_Permits/>
M. 6. The 100-year floodplain for ultimate development elevation of 541 must be referenced on the plat. The information is available in the City-Wide Drainage Master Plan for Joe Pool Lake, which can be accessed at <http://70.128.162.44:8080/public/Engineering%20Standards/Floodplain/Joe%20Pool%20Lake%20CWDMP%20Report%20-%20110331.pdf>
M. 7. See floodplain comments for minimum finished floor elevation requirements. Use FEMA notation Lowest Floor Elevation (LFE).
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. Provide 8’x70’ visibility easements along Seeton Road at Lynnwood Drive and Ridgelake Drive. No walls or landscape over 2’tall allowed in the visibility easement.
M. 2. Construct sidewalks along Seeton Road and HOA lot(s).
M. 3. Indicate right-of-way for Seeton (not variable) Road.
M. 4. Move mailbox further east into knuckle to provide more stacking to get mail.