02/23/2004-PZ-Agenda Packet-Regular1.
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AGENDA
PLANNING AND ZONING COMMISSION
MONDAY, FEBRUARY 23, 2004
201 BOLIVAR '
Call Meeting to Order.
Consider and Possible Action on Preliminary Plat for Sable Creek, Being 392
Residential Lots and a Commercial Tract. Property is Located Between McReynolds
Road and F.M. 455, West of the High School.
Rosalie Chavez, City tary
Date and Time Posted
This facility is wheelchair accessible and accessible parking spaces are available. Requests for
accommodations or interpretive services must be made 48 hours prior to this meeting. Please
contact the City Secretary's office at 940 458-7930 for further information.
BOARD MEMBERS:
IF YOU ARE UNABLE TO ATTEND,
PLEASE CALL SAM OR ROSE AT
458-7930!!
MEMO
February 20, 2004
To: Planning and Zoning Commission
Fr: Samantha Renz
Re: Sable Creek Preliminary
Attached are the Engineer's review letters on this item.
MARK T. OWENS$ P.E. .
GENBRAL CML CoN8uL.T1" ENIGIN66R------•-------= -
February 20, 2004
W. Jack Smith
City of Sanger
P.O. Box 1729
Sanger, Texas 76266
Re: Sable Creek — Preliminary Plat
392 Residential Lots
Sanger, Texas
2°d Review
Dear Mr. Smith:
Per your request I have reviewed a Preliminary Plat, Preliminary Utility Layout, and Preliminary
Drainage Study as prepared and submitted by January Consultants, Inc. for the project referenced
above. Comments are referenced by the Subdivision Ordinance of the City of Sanger, Texas as
adopted September 21,1987, Zoning Ordinance adopted August 3,1987, and Ordinance No. 05-
06-01. My review comments are as follows:
General
1. All comments received from Public Works, Fire Department, Electric Department and
Code Enforcement should also be addressed prior to preliminary plat approval.
2. The property is generally located south of FM 455 immediately east of the Burlington
Northern/Santa Fe railroad track.
3. According to the City's current zoning the property is zoned as SF-7. According to
ordinance for a SF-7 zoning classification the minimum lot width of 65 feet. None of the
lots within the proposed subdivision meets this requirement. A variance from the zoning
requirement will need to be granted by the City.
4. The City's Park Ordinance requires that one (1) acre of land be dedicated to the City for
public park space for every 50 lots within a new subdivision. Accordingly, this plat
should dedicate to the City a total of 7.84 acres for a new park. Only 3.29 acres is
provided per the plat. As allowed in the ordinance the developer may choose to pay the
City $500 per lot in lieu of dedication.
Preliminary Plat
The following items are deficient and need to be completed prior to approval of the preliminary
plat.
MARK T. OWEN8, P.E.
GZNWt" CML CONSuLTmd ENGINwm
Sheet 1
1. The typical lot details should show front, side and rear yard setback/building line
distances and a 15' utility and 5' electrical easement.
2. Show coiner lot detail.
3. South and North Highland Drive are misspelled.
Sheet 2
1. Bearing and distance call -out along McReynolds Road is covered by black and is not
readable. -
2. Along McReynolds Road next to Saner Cemetery (to the west) is a small rectangular
piece of property with a callout of S 0 00' 40" E. What is W
3. Indicate width of R-O-W for McReynolds Road.
4. Identify property owner information in addition to Denton County CAD Map call -out.
Sheet 3
1. Show and identify points of concentration.
2. Show drainage feature where 42" RCP in Kramer discharges into. Show the entire
length/run of the 42" RCP and point of discharge.
Sheet 4
1. Show how sewer on south end of project ties into manhole across Ranger Creek. Provide
and shoe 20' utility easement.
2. All sewer manholes should be shown.
3. Show all water to existing offsite water lines (Kramer).
4. The sanitary sewer is shown to be located in center of street. Sanitary sewer should be
located behind back of curb between theback of curb and the sidewalk. Storm drains are
to be located in middle of street.
If you have any questions or need any further information, please call me at (940) 391-4845.
S' a ly;
Mark T. Owens, P.E.
General Civil Consulting Engineer
Cc: Melvin January — January Consultants
MARK T. OWENS, P.E.
GENERAL CIVIL CONSULTING ENGINEER
February 17, 2004
Mr. Jack Smith
City of Sanger
P.O. Box 1729
Sanger, Texas 76266
Re: Sable Creek — Preliminary Plat
392 Residential Lots
Sanger, Texas
1" Review
Dear Mr. Smith:
Per your request I have reviewed a Preliminary Plat, Preliminary Utility Layout, and Preliminary
Drainage Study as prepared and submitted by January Consultants, Inc. for the project referenced
above. Comments are referenced by the Subdivision Ordinance of the City of Sanger, Texas as
adopted September 21,1987, Zoning Ordinance adopted August 3,1987, and Ordinance No. 05-
06-01. My review comments are as follows:
General
1. All comments received from Public Works, Fire Department, Electric Department and
Code Enforcement should also be addressed prior to preliminary plat approval.
2. The property is generally located south of FM 455 immediately east of the Burlington
Northern/Santa Fe railroad track.
3. According to the City's current zoning the property is zoned as SF-8. According to
ordinance for a SF-7 zoning classification the minimum lot width of 65 feet. None of the
lots within the proposed subdivision meets this requirement. A variance from the zoning
requirement will need to be granted by the City.
4. The City's Park Ordinance requires that one (1) acre of land be dedicated to the City for
public park space for every 50 lots within a new subdivision. Accordingly, this plat
should dedicate to the City a total of 7.84 acres for a new park. Only 3.29 acres is
provided per the plat. As allowed in the ordinance the developer may choose to pay the
City $500 per lot in lieu of dedication.
Preliminary Plat
The following items are deficient and need to be completed prior to approval of the preliminary
plat. A copy of the applicable portions of the subdivision ordinance is attached for your review.
1. 4.02 F(2), 4.0.3 A(1), 4.0.3 A(3), 4.0.3 A(5), 4.0.3 B(4), 4.0.3 B(6), 4.0.3 C, 4.0.3 E,
4.0.3 F
2. Item 5.04 C the temporary access easement into Phase III needs to be a minimum of 24'
wide.
3. Show a typical lot setback detail for comer lots.
4. Width of Pleasant Valley R-O-W.
5. Due to the lots located in the existing identified flood plain (Block E, Lots 2-22) the
approval of Phases 3 and 4 final plats will be contingent on the developer preparing and
submitting a CLOMR application to FEMA and receiving approval. Prior to construction
of homes on Lots 2-22, Block E the developer must present to the Ciy a FEMA approved
LOMR.
If you have any questions or need any further information, please call me at (940) 391-4845.
Si erely;
Mark T. Owens, P.E.
General Civil Consulting Engineer
Attachment
Cc: Melvin January — January Consultants
4.02 - Application Procedure
A. All property not subdivided into lots, blocks and streets, or property to be
resubdivided within the city or within its jurisdiction, shall hereafter be laid out under the
direction of the planning and zoning commission, or in the absence of such a
commission, by the city council, or subject to its approval, and no other subdivision will
be recognized by the city. Prior to the consideration of the plat by the planning and
zoning commission, the city manager and his duly authorized representatives shall check
the plat and make recommendations.
B. When a preliminary plat is filed with the city for review and approval, it shall be
immediately forwarded to the city engineer, who will make a preliminary study of the
plat. If it appears substantially complete, an on -site review of the tract to be subdivided
will be made to determine any apparent problems with development of the subject land.
Any preliminary plat which is found to be incomplete or requires significant changes
shall be returned to the subdivider for additions or changes before resubmission.
C. It shall be unlawful for any owner, or agent of any owner, to lay out, subdivide or
plat any land into lots, blocks and streets within the city, or to sell property therein, which
has not been laid out, subdivided and platted according to these regulations.
D. No officer or employee of the city shall perform, or cause to be performed, any
work upon any streets or in any addition or subdivision of the city, unless all
requirements of these regulations have been complied with by the owner of the addition
or subdivision.
E. The city hereby defines its policy to be that the city will withhold improvements of
any nature whatsoever, including the maintenance of streets, issuance of building permits
or furnishing of sewage facilities and water service, until the subdivision plat has been
approved by the city council. No improvements shall be initiated nor any contracts
executed until this approval has been obtained
F. Any owner or developer of any lot, tract or parcel of land located within the
corporate limits of the city or within its jurisdiction who may wish to effect a subdivision
of such land shall conform to the general procedure described as follows:
(1) The subdivider shall prepare and submit a "Preliminary Plat" to the city for
review, study and approval by the planning and zoning commission at least
twenty (20) days prior to the commission's next regularly scheduled meeting.
The planning and zoning commission shall act on the preliminary plat within
thirty (30) days from the date such plat was filed;
(2) In the case of a proposed phased development, the subdivider shall file a
preliminary plat showing the entire proposed subdivision, the various phases
by which the subdivision will be developed, and lots that will be sold within
the phase to be developed upon approval of the final plat by the city council.
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f If the subdivision is to be developed* in phases or units, an overall master
development plan for street, drainage,'water and sewer improvements shall
submitted to the city engineer by the subdivider's engineer at the time the first f
phase of construction is submitted for approval. This overall plan shall show
the layout of streets and easements, lot configurations, water and sewer main
locations and sizes, fire hydrant locations, manhole locations and drainage
improvements;
(3) After approval of the preliminary plat by the planning and zoning
commission, the subdivider may then prepare a "Final Plat" of all or a portion
of the land included in the preliminary plat for submission to and
consideration by the planning and zoning commission for final
recommendations. The final plat and accompanying data must be submitted at
least twenty (20) days prior to the date of the meeting that such action will be
taken by the planning and zoning commission;
(4) Upon final action on any such final plat by the city planning and zoning
commission, the same shall be referred to the city council, and the -city council
shall consider such final plat for acceptance of the dedication of all public
property therein set forth, provided that the plat shall in all things fully comply
with the terms and provisions of this ordinance. The city council shall act on
the final plat within thirty (30) days from the date such plat was filed for
approval;
(5) Upon acceptance of such plat by the city council and completion of required
public facilities or the filing of a performance bond by the developer which
covers said facilities, the city secretary shall immediately cause such plat to be
recorded in the plat records of the county. The subdivider shall, however, pay
to the city, in advance, the required fees for filing of such plat by the county
clerk. The recording of the final plat shall be the responsibility of the city
secretary;
(6) In subdivisions approved for phased development and as each consecutive
block is completed, that is, the proper utilities are installed and approved by
the city, and the streets and alleys are paved and approved by the city,
building permits may be issued on a block -by -block basis, but no certificate of
occupancy shall be issued by the building official until the phase is completed
and accepted by the city;
(7) The subdivider shall include in the conditions of sale for each lot within the
subdivision a notice to the purchaser that no certificate of occupancy shall be
issued for any structure or building constructed therein unless and until the
city has approved and accepted that phase of the subdivision;
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(8) The subdivider shall understand that . all proposed improvements are to be
installed or constructed at his own cost and expense, unless otherwise noted
herein; and
(9) Where a plat of a lot of record of undivided property is proposed to be
subdivided and meets the criteria for abbreviated procedures set forth under
the "short form subdivision," and providing all of the requirements have been
met, the subdivider may submit a final plat to the city for approval. Where
circumstances in the opinion of the city manager warrant, such plat may
receive administrative approval, which action shall authorize the building
official to issue a building permit for improvements on said parcel.
(Ordinance 014-87 of 9/21/87)
4.03 - Preliminary Plat
An application in writing for the approval of the preliminary plat, together with twenty
(20) prints measuring eighteen inches (18") by twenty-four inches (24"), shall be filed
with the City at least twenty (20) days before the meeting of planning and zoning
commission, if the plat is to be considered. (Ordinance 01-01-01 adopted 2/5/01)
Reduced copies of preliminary plats shall be furnished on sheets measuring eight and
one-half inches (8-%2") by eleven inches (I ), with fifty (50) copies being required where
a zoning change is requested or anticipated, and ten (10) copies being required where no
zoning change is requested or anticipated. (Ordinance 02-03-00 adopted 2/21/00)
No plat will be considered by the city until the prescribed filing fees have been paid.
The plat shall be drawn to a scale of not more than two hundred feet to the inch (1" 200').
The information to be included and the procedure for submittals are as follows:
A. Existing Features
(1) The boundary line (accurate in scale) of the tract to be subdivided.
(2) The location, widths and names of all existing or platted streets or other public
ways within or adjacent to the tract, existing permanent buildings, railroads,
rights -of -way and other important features, such as abstract lines, political
subdivision or corporation lines, and school district boundaries.
(3) Existing sewer mains, water mains, drainage culverts or other underground
structures within the tract and immediately adjacent thereto with pipe sizes,
grades and locations indicated.
(4) Contours with intervals of two feet (T) or less, referred to mean sea level
datum. In areas where the terrain is relatively flat, supplementary contours
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shall be shown so that the average horizontal distance between said lines does
not exceed two hundred feet (200').
(5) The names of adjacent subdivisions and/or the names of record owners of
adjoining parcels of unsubdivided land.
B. New Features
(1) The proposed name of the subdivision.
(2) North point, graphic scale, date and approximate acreage of the proposed
subdivision.
(3) The names and addresses of the subdivider and of the engineer, surveyor or
planner.
(4) The tract designation and other description according to the real estate records
of the city or county auditor and recorder; also, designation of the proposed
uses of land within the subdivision.
(5) All parcels of land intended to be dedicated for public use or reserved in the
deeds for the use of all property owners in the proposed subdivision, together
with the purpose or limitations of such reservations.
(6) The layout, names and widths of proposed streets, alleys and easements.
(7) The layout, numbers, set -back lines and approximate dimensions of proposed
lots, blocks, parks etc.
C . Utilities
Two (2) copies of the plat showing the proposed water and sanitary sewer mains and
proposed drainage facilities accompanied with information including the total watershed
and drainage areas, location of lines, inlets, culverts, bridges and calculated run-off and
points of concentration.
D. Location Man
A location map of the proposed subdivision at a scale of one inch to two thousand feet
(1 "=2,000') showing existing and proposed streets and thoroughfares covering an area at
least one (1) mile outside the proposed subdivision.
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E. Cross -Sections
rr
Two (2) copies of the typical cross -sections of proposed streets showing the width of
pavement, type of pavement and location and widths of sidewalks when not in
conformance with standard details.
F. Approval Block
The following notice shall be placed on the face of each preliminary plat by the
subdivider:
"Preliminary Plat For Review Proposes Only."
The following certificates shall be placed on the preliminary plat by the
subdivider:
Approved for Preparation of Final Plat
City of Sanger, Texas Date
Planning and Zoning Commission
(Ordinance 014-87 of 9/21/87)
G. Submission
The city shall be furnished with twenty (20) prints of the preliminary plat measuring
eighteen inches (18") by twenty-four inches (24") along with a letter of transmittal stating.
briefly the type of streets, drainage facilities, sanitary facilities and water system
proposed for the development at least twenty (20) days prior to the meeting of the
planning and zoning commission at which action will be taken by the commission on the
preliminary plat. Said letter shall note any and all exceptions to these regulations and the
reason(s) for such proposal. (Ordinance 01-01-01 adopted 2/5/01)
The planning and zoning commission shall act upon the preliminary plat within thirty
(30) days from said filing date. The planning and zoning commission shall issue to the
city council in writing a report on its actions regarding the preliminary plat.
The city council shall act upon the preliminary plat within thirty (30) days from the date
of final action on the preliminary plat by the planning and zoning commission. Final
action on the preliminary plat by the city council constitutes an authorization to proceed
with the preparation of the final plat.
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