From
Chris Hartmann
Title
P170101 - Preliminary Plat - Windsor Hills Addition (City Council District 6). A request to approve a preliminary plat to create a 188-lot residential subdivision with 181 residential lots and seven open space lots. The 140.30-acre property located at 4153 Kimle Road, Midlothian, is within the City of Grand Prairie’s Extra-territorial Jurisdiction and has an interim zoning designation of Agriculture (A) District. The applicant is Ken Davis, Pape-Dawson Engineers and the owner is One Windsor Hills, LP.
Presenter
Senior Planner Denice Thomas, AICP, MSRE
Recommended Action
Denial
Analysis
SUMMARY:
Consider a request to approve a preliminary plat to create a 188-lot residential subdivision with 181 residential lots and seven open space lots. The 140.30-acre property located at 4153 Kimble Road, Midlothian, is within the City of Grand Prairie’s Extra-territorial Jurisdiction and has an interim zoning designation of Agriculture (A) District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Grand Prairie Extra-Territorial Jurisdiction |
Undeveloped |
|
South |
City of Midlothian |
|
East |
Grand Prairie Extra-Territorial Jurisdiction |
Undeveloped |
|
West |
Grand Prairie Extra-Territorial Jurisdiction |
Undeveloped |
PURPOSE OF REQUEST:
The request is for approval of a preliminary plat and concept plan amendment to subdivide 140.30 acres into 181 residential lots and seven open space lots.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject site is within the City’s Extra-Territorial Jurisdiction (ETJ). The Future Land Use Map does not provide a designation for this area. Development will occur in substantial conformance with the Concept Plan approved as part of the executed and recorded Developer’s agreement. At such time as the property is annexed into the City, a Future Land Use Map designation will be adopted.
ZONING REQUIREMENTS
Dimensional Requirements
The subject site is governed by the executed developers agreement. The following table details the dimensional requirements.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Lot Area |
8,125 sf. |
8,125 s.f. |
Yes |
|
Minimum Width |
62 ft. |
65 ft. |
Yes |
|
Minimum Depth |
125ft. |
78.50 ft. |
Yes |
|
Front Yard Setback |
17 ft.* |
17 ft. |
Yes |
* Lots that have “J” swing garages are permitted to have 17-foot setbacks. The entire development is proposed to have dwelling units with “J” swing garages.
ADDITIONAL ENCUMBRANCES
A Homeowners Association, a Public Improvement District, will be established to control and maintain the common areas, landscape, and amenities within the development. A Special District has been created to provide and maintain infrastructure necessary to serve the property.
RECOMMENDATION
Staff has reviewed the proposal and cannot confirm that adequate access and services is provided. The applicant was provided a detailed list of comments on December 22, 2016. Information and revised plans were submitted to the City for review by the applicant on December 29, 2016. While a great deal of information was submitted there are still items outstanding. At this time, Staff cannot confirm that adequate roads and services are available to serve the proposed area. Therefore, Staff recommends denial of the preliminary plat without prejudice. Below, is a list of the outstanding comments provided to the applicant.
CURRENT PLANNING: Denice Thomas, AICP, MSRE (972) 237-8255
Please provide a written response to the current planning comments, reductions, and scalable .pdf’s with the resubmittal.
General Comments
1. Performing a detailed review of each lot was not possible at the presented scale. Revise the preliminary plat at a larger scale to allow for review.
2. It appears as though you wish to amend the approved Master Plan for the property. There are multiple numbers of lots being used as part of this proposed development. The number of units used in the TIA differs from the number of units called out in the development phasing plan which both differ from the units approved with the original Master Plan; please reconcile the discrepancies.
3. Please clarify what number of units is proposed with the development; provide a number for Grand Prairie, a number for Midlothian, and the total number. Add this information to the revised Concept Plan.
4. Provide an electronic copy of the executed and recorded “District Documents”.
5. A Homeowners’ Association (HOA) is required to maintain all common areas. Provide a draft copy of the HOA documents, in electronic and hard copy format, for review.
6. Provide a landscape, wall, and fencing plan which include details on all proposed landscape, walls, and fencing; ensure that there is a key exhibit that shows the location and height of all proposed walls.
7. Provide a plan that graphically depicts the details of all of the open space lots, trails, parks, and other amenities.
8. A centralized mail kiosk will be required. Identify the location and provide a graphic which depicts the mail kiosk.
9. Be advised that the final agreed upon recommendations of the Traffic Impact Analysis (TIA) will be included as conditions of approval of this and subsequent preliminary plats and the amended concept plan.
10. The railroad crossing is an issue of Staff concern. What is your proposal for the railroad crossing at build-out; considering there is only one access point proposed at SR 287.
11. Please be advised that public street construction must comply with Engineering Standards; specifically, concrete street construction standards, as required by Section 12.12.4 of the Unified Development Code.
12. The Environmental Services Division has reviewed the proposal. Below you will find detailed comments from that department. Please be advised that due to the existence of an inoperable landfill in the vicinity of the property, Staff has concerns regarding methane and water quality for the development. To ensure that future residents are not subject to health and safety risks, Staff is asking that you perform a Phase II Environmental Assessment to verify exact conditions. Submit the study with the revised plans.
13. There appears to be a major hazardous liquid pipeline bisecting the property. Identify whatever studies, setbacks, and construction measures you are proposing to mitigate the negative impacts of these facilities to a level compatible with single family detached residential living.
14. There appears to be a major natural gas pipeline bisecting the property. There also appears to be a major natural gas compression station in close proximity to the property which may operate at a noise levels that are harmful to unprotected ears. . Identify whatever studies, setbacks, and construction measures you are proposing to mitigate the negative impacts of these facilities to a level compatible with single family detached residential living.
15. Provide a statement that indicates how public health services to the development, including garbage collection, mosquito control, and animal services will be provided.
16. Ensure that drinking water distribution systems are required to perform routine chemical analyses to ensure the drinking water meets federal and state requirements and identify the entity for this testing per the comments made below by the Environmental Services Department.
Developer’s Agreement
17. The Developer’s Agreement references a 495-foot section of commercial/retail property. Revise the concept plan and preliminary plat to graphically depict this area.
18. Per page 3 of the Developer’s Agreement, Ellis County Emergency Services District No. 2, currently provides fire protection and emergency medical services for the Property. Provide documentation which specifies how provision of police, animal services, and solid waste will be provided. If provision will be done on a phased basis, provide a phasing plan that clearly calls out milestones and service provision levels.
19. Per page 3 of the Developer’s Agreement, a Public Improvement District (PID) will be created which will annually levy an assessment to reimburse the City for the provision of City Services to the property and to pay for the operation and maintenance of common areas, open space, parks, amenities, and entryway features within the property. Provide documentation that indicates necessary paperwork to create the PID has been submitted to the City for review; ensure the application contains detailed information regarding the items the PID will be responsible for.
20. Per page 4 of the Developer’s Agreement, school services and education will be provided by Midlothian Independent School District (MISD). Provide documentation from the school district that adequate capacity is available to service this and subsequent phases. If additional facilities are required as part of this phase; such as school sites, revise the preliminary plat to include the sites.
21. Provide a full-sized legible copy and an electronic copy of the adopted Master Plan referenced as Exhibit “F” of the Developer’s Agreement.
22. Water and wastewater to serve the property is currently unavailable. Please be advised, Article III, Section 3.6, page 7, of the Developer’s Agreement states, “3.6 The District and Owner agree that no facilities that require waster and/or wastewater service, other than public infrastructure and impact fee capital improvement projects, shall be constructed until the City’s water and wastewater delivery facilities are completed and the City authorizes wholesale services to begin.”.
23. Be advised that Article IV, Section 4.6, page 8, of the Developer’s Agreement states, in part, “Development of the Property will be subject to the payment to the City of the capital recovery fees and charges for Public Infrastructure necessitated by and attributable to the development of the Property (“Impact Fees”) to the extent that such charges are adopted and applicable to the Property in compliance with Chapter 395 of the Texas Local Government Code. Impact fees have been adopted by the City and will be applied in conformance with the Developer’s Agreement.
24. Significant detailed water and wastewater comments are found below. Please ensure that your written response to my comments includes a response to the following comments as well:
Water
a. Windsor Hills must secure water rights from Tarrant Regional Water District (TRWD) that will be adequate to meet their maximum day usage. The “buy-in” cost for this is currently $884,000 per MGD. This cost is only good until the 2016 TRWD audit is completed whereupon it will likely change. The developer’s engineer will need to determine the probable maximum day’s usage for this purpose. Payment would be made to the City of Grand Prairie and the City would purchase the water rights.
b. The pipeline from the Tayman Midlothian Water Treatment Plant or other means of water delivery that may be proposed by the Developer (if agreed upon by the cities of Grand Prairie and Midlothian) will need to be built. There may be participation in the cost and sizing of this line by the City and/or other Developments. This line is on the City’s Impact Fee Capital Improvements and any portion paid by the developer will be subject to as much as a 50% discount on the water impact fees until such amount is reimbursed. The developer’s engineer will need to work with the City’s Planning and Public Works Departments to determine the supply points from the City system. Note water supply is NOT available from the transmission line on U.S. 287 which was constructed by and for the benefit of the Prairie Ridge Development (they paid for the water rights in the line as well).
c. The water Impact fee is currently $3,617 for each 5/8” meter (with larger sizes multiplied by the limits of the meters flow capability) , but is likely to be increased in early 2017. Impact fees are payable either for the entire subdivision or at the time of application for each building permit.
Wastewater
a. The Wastewater Collection system has been constructed by the City, including the treatment plant, lift station, force main and main trunk gravity lines. It is the responsibility of the developer to bring their lines to the trunk lines. The developer’s engineer will need to work with the City’s Planning and Public Works Departments to determine the entry points to the City system.
b. The current wastewater impact fee is $1,258, but is likely to increase in early 2017. Like the water impact fee, larger meter sizes will increase this fee proportionally.
Concept Plan Revisions
25. The Concept Plan submitted with the preliminary plat which graphically depicts 10 phases, 1,273 acres, and 1,325 units is inconsistent with the Concept Plan found in the Traffic Impact Analysis. Reconcile the differences and provide a single Concept Plan. Ensure that the municipal jurisdictional and ETJ boundaries are clearly denoted.
26. The Concept Plan has a reduction in the upper-left-hand corner. Provide a full-sized copy of that exhibit; ensure that the number of lots provided with each phase are indicated and that the types of lots provided are defined in a key.
27. The TIA uses a Concept Plan contained in the TIA to reference when roadway improvements will be required. The language in the TIA appears to lump development phases together and refers to them as “Phase I” or “Phase II”. This is confusing. Ensure that the Phases in the TIA are consistent with the Phases of Development and use different terminology to reference the collection of development phases that trigger improvements; complete with specific milestones identified.
28. Provide an Infrastructure Phasing Plan to accompany the Concept Plan. Include phasing for roads, parks, trails, open space, walls, fencing, water and wastewater provision, and any regional detention facilities.
29. There are three functioning gas wells on the property. Gas Well Vehicle access to each of these pad sites is required per the Environmental Services Department. The proposed geometry of the roadways appears to be incompatible with turning radii and maneuverability of such vehicles. Add a note to the concept plan that indicates access will be provided in accordance with the gas well padsite deeds and reference the deed instrument numbers for each gas well padsite.
Plat Revisions
30. Revise the title block as follows:
a. Add the words, “Addition, Phase I”, after the word “Hills”.
b. Add the words, “Case Number P170101”
c. Remove the words “for inspection purposes only”
d. Add the number of residential lots, non-residential lots, and HOA X-Lots created by the plat.
e. Identify the Block designations as letters (e.g.: Block A,B,C,D, etc.)
f. Add the lot and block designation range (e.g.: Lots 1-8, Block A, Lots 1-20, Block B instead of Lots 1-8, Block 1 and Lots 1-20, Block 2) and Lot 1X, Block F instead of Lot 1X, Block 6) for each lot created.
31. Add an owner and developer block to the bottom of the plat that includes the Name, Address, and phone number for each.
32. Revise the “Notes” Section as follows:
a. Replace the abbreviation “ETJ” with the words “Extra-Territorial Jurisdiction (ETJ)”
b. Add the total area, in acres and square feet, for the area devoted to right-of-way.
c. Add the total area, in acres and square feet, for the area devoted to drainage, drainage facilities, floodway, and floodplain.
d. Add the total area, in acres and square feet, for the area devoted to open space, parks, and trails.
e. Add the net density for the development (e.g.: gross acres - (ROW) - (Floodway, Floodplain, and Detention) = net acres … Total Dwelling Units Proposed/Net Acres = Net Density).
f. Add the Standard Zoning Disclaimer from the Application Checklist.
g. Add the Standard Setback Disclaimer from the Application Checklist.
h. The provisions of 3924 shall apply.
33. Revise the Plat graphic as follows:
a. Call out block lengths
b. Name all of the proposed streets
c. Call out the front yard setback for the Commercial/Office tract. Use the most restrictive if there is a conflict.
d. Graphically depict all required easements and label them.
e. Graphically depict all visibility triangle easements at intersections and label them.
f. Graphically depict wall maintenance easements for all walls that are not within an X-Lot.
g. Graphically depict the ultimate right-of-way and center lines for existing streets adjacent to the property.
h. The 3.0 acres of open space identified as Lot 1X, Block 7 appears to cross ROW. Label the western piece as a different X-Lot number (e.g.: Lot 1X, Block G and Lot 2X, Block G).
34. Provide a Lot Data Table that includes the following information for each lot created:
a. Lot Number (include block designation)
b. Lot width at the setback
c. Lot depth
d. Lot Area in acreage and in square footage
35. Add standard dedication language. Identify facilities and roads dedicated to the Fresh Water District and identify structures facilities and lots dedicated to the HOA.
36. Add a metes and bounds legal description.
37. Add the requisite notary box.
38. Add the requisite Surveyor’s Certificate.
39. The minimum lot depth should be 120 feet for the following; however they appear to be less than 120 feet; verify and/or correct the deficiency:
a. Lots 24 and 25, Block 3
b. Lot 1, Block 4
c. Lots 40, 41, and 45, Block 8
40. The minimum lot depth should be 125 feet for the following; however they appear to be less than 125 feet; verify and/or correct the deficiency:
a. Lot 1, Block 2
b. Lots 10 and 11, Block 4
c. Lots 22, 23, 24, 25, Block 5
41. What is the lot depth at the setback of Lot 19, Block 5
CURRENT PLANNING: Colby Collins (972) 237-8255
M. 1. Please submit proposed street names for review to ccollins@gptx.org <mailto:ccollins@gptx.org> upon receipt of comments. Street names must be approved by Planning, Fire, and Police.
ENGINEERING/FLOODPLAIN: Stephanie Griffin/Brent O’Neal (972) 237-8141
M. 1. Full engineering design for wastewater and waterline extensions are required.
M. 2. Open spaces to be dedicated as Stormwater Management Areas.
M. 3. 2016 1’ Lidar from the City of Grand Prairie is now available to assist in preliminary designs and drainage studies.
M. 4. Provide detailed information on roadway improvements with Ellis County.
M. 5. Label Padera Lake 100-year floodplain, and 100-year floodplain for Kimble Creek.
M. 6. Block 1 SFR lots should be vacant as Stormwater Management area/open space.
M. 7. Add a Floodplain Statement to the Plat that includes the FEMA FIRM number, effective FEMA FIRM date, FEMA flood zone and county name. Add the lowest floor elevation to each lot. The floodplain area needs to be dedicated as a Stormwater Management Area, not open space.
M. 8. Label Padera Lake, Kimble Creek and Newton Branch.
M. 9. For future reference, any improvements on this property will require a floodplain development. The floodplain development permit can be accessed at: <http://70.128.162.44:8080/public/Engineering%20Standards/Permit_Forms/Floodplain_Permits/>
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.
Windsor Hills Review
M. 1. Site appears to be bisected by a major hazardous liquid (probably gasoline) pipeline (see A on attached map).
M. 2. Site appears to be adjacent to a closed pre-Subtitle D landfill (see B on attached map). Pre-Subtitle D landfills do not have liquid or gaseous containment systems. It is possible that landfill contaminants have migrated beyond the original border of the landfill. A phase II environmental assessment would be needed to verify the exact conditions. Building permits for the construction phases adjacent to the landfill site will not be issued until documentation is provided that shows the home sites are not impacted by liquid/gas migration from the landfill.
M. 3. Site appears to be adjacent to a major natural gas compression station (see C on attached map). This station is a major source of noise pollution and may operate at noise levels that exceed the level identified as dangerous to human health.
M. 4. Site appears to be bisected by a major natural gas pipeline (see D on attached map).
M. 5. Site appears to contain or be adjacent to several operating natural gas production sites (see E on attached map). Access to these sites must be maintained, including road access for the movement of major drilling equipment. The pad sites have no-build easements that must be maintained and the pad sites are served by collection pipelines.
M. 6. It is unclear who will provide public health services to the development, including garbage collection, mosquito control, and animal control services.
M. 7. Drinking water distribution systems are required to perform routine chemical analyses to ensure that the drinking water meets federal and state requirements. The responsible entity for this testing needs to be identified.
BUILDING INSPECTIONS: Rob Ard, (972) 237-8230
I. 1. Construction of all structures shall be in accordance with the “One Windsor Hills
Development Agreement” including but not limited to permitting and inspections.
Specifically, Article II Development Regulations Section 2.1 ( c ) of the agreement states the codes to be used shall be the 2003 Edition of the ICC Building Codes “(as amended from time to time)”. The adoption of the 2003 ICC codes has been amended to the 2015 International Building Code, 2015 International Fire Code, 2015 International Mechanical Code, 2015 International Plumbing Code, 2015 International Fuel and Gas Code, 2015 International Residential Code, and the 2014 National Electrical Code. All construction shall comply with the applicable code.
TXU ELECTRIC DELIVERY: Charles Lowe, (972) 216-8951
I. 1. No comments.
ATMOS GAS: Richard Johnson, 620-332-7662
I. 1. No comments.
WATER UTILITIES: Ron McCuller (972) 237-8154
Water:
M. 1. Windsor Hills must secure water rights from Tarrant Regional Water District (TRWD) that will be adequate to meet their maximum day usage. The “buy-in” cost for this is currently $884,000 per MGD. This cost is only good until the 2016 TRWD audit is completed whereupon it will likely change. The developer’s engineer will need to determine the probable maximum day’s usage for this purpose. Payment would be made to the City of Grand Prairie and the City would purchase the water rights.
M. 2. The pipeline from the Tayman Midlothian Water Treatment Plant or other means of water delivery that may be proposed by the Developer (if agreed upon by the cities of Grand Prairie and Midlothian) will need to be built. There may be participation in the cost and sizing of this line by the City and/or other Developments. This line is on the City’s Impact Fee Capital Improvements and any portion paid by the developer will be subject to as much as a 50% discount on the water impact fees until such amount is reimbursed. The developer’s engineer will need to work with the City’s Planning and Public Works Departments to determine the supply points from the City system. Note water supply is NOT available from the transmission line on U.S. 287 which was constructed by and for the benefit of the Prairie Ridge Development (they paid for the water rights in the line as well).
M. 3. The water Impact fee is currently $3,617 for each 5/8” meter (with larger sizes multiplied by the limits of the meters flow capability) , but is likely to be increased in early 2017. Impact fees are payable either for the entire subdivision or at the time of application for each building permit.
Wastewater:
M. 1. The Wastewater Collection system has been constructed by the City, including the treatment plant, lift station, force main and main trunk gravity lines. It is the responsibility of the developer to bring their lines to the trunk lines. The developer’s engineer will need to work with the City’s Planning and Public Works Departments to determine the entry points to the City system.
M. 2. The current wastewater impact fee is $1,258, but is likely to increase in early 2017. Like the water impact fee, larger meter sizes will increase this fee proportionally.
FIRE DEPARTMENT: Joel Anderson, (972) 237-8300
M. 1. Show existing hydrants and proposed hydrants.
PARKS & RECREATION: Ken Unkart, (972) 237-8140I. 1. No comments.
CODE ENFORCEMENT DIVISION: Steve Collins, (972) 237-8041
I. 1. No comments.
POST OFFICE: Scott Wright, (972) 393-6433I. 1. No comments.
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Transportation requests an overall plan including future developments.
M. 2. Requires a Traffic Impact Analysis (TIA) including circulation and if the railroad will be crossed with the development. Identify access points and schedule of when access will be provided. The plan used in the TIA must match the overall plan for the development in phases and layout.
M. 3. Sidewalks will be required including along adjacent roadways, across open spaces and easements by the developer.
M. 4. Requires approval by Ellis County, TxDOT for access to US 287 and Midlothian to accesses their city roadway system.
M. 5. Does this development match Grand Prairie and Midlothian Thoroughfare Plans?
M. 6. Provide visibility easements and wall locations.
M. 7. Transportation has visibility concerns with Street 1 intersecting with Kimball Road just past a possible bridge over the flood plain.
M. 8. Provide corner clips, intersection sight distance and visibility easements in accordance with Grand Prairie Unified Development Manual (UDC).
M. 9. Maintain/provide access to gas well sites such that gas well vehicles and equipment have access to their sites without going down any streets that have residential properties facing the street.
M. 10. Maintain/provide access to gas well sites such that the streets radius and turns in the roadway and driveways used for their access have sufficient radii so the gas well vehicles and equipment can maneuver to their site(s).
M. 11. The site plan must correspond to the Thoroughfare Plans for Grand Prairie, Midlothian, TxDOT, Ellis County and the North Central Texas Council of Governments.
AT&T: David Lucas (972) 660-0377
I. 1. No comments.
TIME WARNER CABLE: Scott Allen, (214) 320-5429I. 1. No comments.
POLICE DEPARTMENT: Sgt. Eric Hansen, (972) 237-8906
M. 1. Kimble Rd has three different spellings in various documents associated with this case. Correct spelling is “KIMBLE”. Since this development will eventually be annexed into the City of Grand Prairie we need to make sure that addresses reflect GP block numbers.