12/13/2021-PZ-Agenda Packet-RegularAGENDA
PLANNING AND ZONING COMMISSION
MONDAY, DECEMBER 13, 2021
7:00 PM
HISTORIC CHURCH BUILDING 403 NORTH 7TH STREET
SANGER, TEXAS
1.Call Meeting to Order, Establish a Quorum (Roll Call), Invocation.
2.CITIZEN INPUT:
(Citizens are allowed 3 minutes to speak. The Planning and Zoning Commission is unable to respond or
discuss any issues brought up during this section.)
3.CONSENT AGENDA:
a.Approval of Minutes
1.MINUTES FROM OCTOBER 11, 2021
4.Consider Any Items Removed from Consent Agenda.
REGULAR AGENDA
5.BULL BARE ADDITION MINOR PLAT
Consider a Minor Plat of Lot 1, Block A of the Bull Bare Addition, being 7.013 acres in the City of
Sanger's ETJ, and generally located on the south side of FM 455 and approximately 226 feet east of
Creekview Rd.
6.METZ/VIEW ADDITION PRELIMINARY PLAT
Consider a Preliminary Plat of Lots 123, Block A and Lots 124, Block B of Metz/View Addition,
being 59.97 acres of the William Mason Survey, Abstract Number 801, Denton County, Texas,
located within the City of Sanger and it’s ETJ, and generally located on the north east corner of
Metz Rd and View Rd. (Hammonds)
7.INFORMATION ITEMS:
8.FUTURE AGENDA ITEMS:
(The purpose of this item is to allow the Mayor and members of Board to bring forward items they
wish to discuss at a future meeting, A Board Member may inquire about a subject for which notice has
not been given. A statement of specific factual information or the recitation of existing policy may be
given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a
subsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Board or
at the call of the Mayor).
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AGENDAPLANNING AND ZONING COMMISSIONMONDAY, DECEMBER 13, 20217:00 PMHISTORIC CHURCH BUILDING 403 NORTH 7TH STREETSANGER, TEXAS1.Call Meeting to Order, Establish a Quorum (Roll Call), Invocation.2.CITIZEN INPUT:(Citizens are allowed 3 minutes to speak. The Planning and Zoning Commission is unable to respond ordiscuss any issues brought up during this section.)3.CONSENT AGENDA:a.Approval of Minutes1.MINUTES FROM OCTOBER 11, 20214.Consider Any Items Removed from Consent Agenda.REGULAR AGENDA5.BULL BARE ADDITION MINOR PLATConsider a Minor Plat of Lot 1, Block A of the Bull Bare Addition, being 7.013 acres in the City ofSanger's ETJ, and generally located on the south side of FM 455 and approximately 226 feet east ofCreekview Rd. 6.METZ/VIEW ADDITION PRELIMINARY PLATConsider a Preliminary Plat of Lots 123, Block A and Lots 124, Block B of Metz/View Addition,being 59.97 acres of the William Mason Survey, Abstract Number 801, Denton County, Texas,located within the City of Sanger and it’s ETJ, and generally located on the north east corner ofMetz Rd and View Rd. (Hammonds)7.INFORMATION ITEMS:8.FUTURE AGENDA ITEMS:(The purpose of this item is to allow the Mayor and members of Board to bring forward items theywish to discuss at a future meeting, A Board Member may inquire about a subject for which notice hasnot been given. A statement of specific factual information or the recitation of existing policy may begiven. Any deliberation shall be limited to a proposal to place the subject on an agenda for asubsequent meeting. Items may be placed on a future meeting agenda with a consensus of the Board or
at the call of the Mayor).
9.ADJOURN.
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the City
Website, and on the bulletin board, at the City Hall of the City of Sanger, Texas, a place convenient and
readily accessible to the general public at all times. Said notice was posted on the following date and
time, and remained posted continuously for at least 72 hours prior to the scheduled time of said meeting
and shall remain posted until meeting is adjourned.
December 10, 2021 11:10 a.m.
Kelly Edwards, City Secretary
City of Sanger, Texas
Date/Time Posted
This facility is wheelchair accessible and accessible parking spaces are available. Requests for additional
accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City
Secretary's office at (940) 4587930 for further information.
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PLANNING AND ZONING COMMISSION AGENDA MEMO
AGENDA ITEM NO.
AGENDA MEETING DATE: December 13, 2021
TO: John Noblitt, City Manager
FROM:
ITEM/CAPTION:
MINUTES FROM OCTOBER 11, 2021
AGENDA TYPE: Consent Agenda
ACTION REQUESTED: Approval
BACKGROUND:
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
FUNDS:
STAFF RECOMMENDATION/ACTION DESIRED:
Page 3
PLANNING AND ZONING COMMISSION AGENDA MEMO
AGENDA ITEM NO.
AGENDA MEETING DATE: December 13, 2021
TO: John Noblitt, City Manager
FROM: Ramie Hammonds, Development Service Director
ITEM/CAPTION:
BULL BARE ADDITION MINOR PLAT
Consider a Minor Plat of Lot 1, Block A of the Bull Bare Addition, being 7.013 acres in the City of Sanger's ETJ, and
generally located on the south side of FM 455 and approximately 226 feet east of Creekview Rd.
AGENDA TYPE: Regular
ACTION REQUESTED: Approval
BACKGROUND:
The applicant is proposing to create 1 lot of 7.013 acres, from 1 unplatted tract. The lot currently access from FM 455
and will have approximately 410 feet of frontage on the public ROW. The applicant previously dedicated 0.0111 acres
of rightofway for FM 455 expansion. The property is located in the City of Sanger ETJ and therefore no zoning
regulations apply. The property meets City of Sanger Subdivision Regulations.
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
N/A
FUNDS:
N/A
STAFF RECOMMENDATION/ACTION DESIRED:
Staff recommends APPROVAL with the condition all staff comments be satisfied prior to City Council Approval.
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PLANNING AND ZONING COMMISSION AGENDA MEMOAGENDA ITEM NO.AGENDA MEETING DATE: December 13, 2021TO: John Noblitt, City ManagerFROM: Ramie Hammonds, Development Service DirectorITEM/CAPTION:BULL BARE ADDITION MINOR PLATConsider a Minor Plat of Lot 1, Block A of the Bull Bare Addition, being 7.013 acres in the City of Sanger's ETJ, andgenerally located on the south side of FM 455 and approximately 226 feet east of Creekview Rd. AGENDA TYPE: RegularACTION REQUESTED: Approval BACKGROUND:The applicant is proposing to create 1 lot of 7.013 acres, from 1 unplatted tract. The lot currently access from FM 455and will have approximately 410 feet of frontage on the public ROW. The applicant previously dedicated 0.0111 acresof rightofway for FM 455 expansion. The property is located in the City of Sanger ETJ and therefore no zoningregulations apply. The property meets City of Sanger Subdivision Regulations.LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:N/AFINANCIAL SUMMARY FUNDING/FISCAL IMPACT:N/AFUNDS:N/ASTAFF RECOMMENDATION/ACTION DESIRED:Staff recommends APPROVAL with the condition all staff comments be satisfied prior to City Council Approval.
ATTACHMENTS:
Description Upload Date Type
Location Map 12/10/2021 Cover Memo
Application 12/10/2021 Cover Memo
Letter of Intent 12/10/2021 Cover Memo
Minor Plat 12/10/2021 Cover Memo
Review Comments 12/10/2021 Cover Memo
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128424128421
300031
128417
620422
225315
225100
5977 0
59902
739838
2833 45 208169
225313
300029
75839
7315 42
300030
59901
744185 739608
5973 7
7444 31
300028
128454
6507 43
7738 91
59742
128457
128451
59901
HACHTEL DR FM 455 W
CREEKVIEW RD
Source: Esri, DigitalG lobe, G eoE ye, E arthstar G eographics, CNES/AirbusDS, USDA, U SGS, AEX, Getm apping, Aerogrid, IG N, IG P, sw isstopo, andthe GIS User C omm unity
/Location Ex hibit: Bull Bare A ddition4203 FM-455 W.Project: 21SANZ ON -0026
0 400 800200 Feet
DISC LA IME R :This map w as generat ed by G IS data prov idedby t he S anger G IS Depart ment. The City of Sanger does not guarantee t he correc tnes s oraccuracy of any feat ures on this m ap. T hese m approducts are f or illustration purpos es only andare not suitable for s ite-spec ific dec ision m aking.GIS dat a is subject t o c onstant c hanges , andmay not be com plete, acc urate or current.Date: 11/21/2021 4:13:22 PMDoc Name: 21SANZ O N-0026_B ullBareA ddnCity L imits Ex hibits
SubjectArea
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DEVELOPMENT SERVICES
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
DATE: 12/01/2021
1st REVIEW COMMENTS – Minor Plat (Bull Bare Addition)
Request is for a Minor Plat of Bull Bare Addition creating 1 lot, being approximately 7.013 acres,
prepared by Metroplex Surveying, Inc., submitted on 11/17/2021. Below are the comments that
should be addressed prior to recommendation to City Council for approval. Resubmit the revised
plat along with a response letter addressing all comments.
Planning
1. Property Owner is listed as Raymond Native Property Investment LLC & Bulb’Ar
Investments LLC provide proof that Jeff Harden is the agent for these companies.
2. Include Lot number.
3. Provide signed notarized copy of private restrictions if any.
4. Provide date of preparation and subsequent revisions.
5. Add the following plat notes
“Minimum finished floor elevations are at least 2 feet above the 100 year flood plan”
“The subject property does not lie within a 100 year flood plain according to Community
Panel No. ___________ , dated ___________, of the National Flood Insurance Rate Maps
for Denton County, Texas.”
“The Purpose of this plat is ________[state purpose]______________”
6. Provide the name, address and phone number of all utilities providing service to the
development. Provide signatures or will serve letter.
Informational Comments
1. The property is in the Extraterritorial Jurisdiction of the City of Sanger.
2. The Minor Plat will be scheduled for Planning and Zoning (P&Z) Commission meeting on
Monday, December 13, 2021, and for City Council meeting on Monday January 3, 2022.
Engineering Comments
The following comments should be addressed prior to any recommendation by staff for approval of the
Minor Plat.
1. For all plats in Sanger ETJ please also submit checklists fron County to ensure applicable
items from County are also shown on plat.
2. 16’ Utility easement along the ROW is required per Denton County Subdivision Rules and
Regulations (DCSRR).
3. Show 30’ front setback building line (pre DCSRR)
4. I believe need to add Lot 1 label to lot & title block Lot 1 Block A.
Page 12
DEVELOPMENT SERVICES
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
5. Proposed 15’ City of Sanger easement shown by separate instrument. Filing information
required to be on plat if filed. As I do not believe filed, please add dimensions to proposed
15’ City of Sanger Electric Easement so it will be dedicated by plat.
6. Verify with City planning if note 4 needs adjusting regarding zoning.
7. Revise Note 5
The maintenance of paving, grading and drainage improvements and/or easements
show on this plat are the responsibility of the individual property owners and do not
constitute acceptance of same for maintenance purposes by Denton County or City
of Sanger.
8. Add drainage notes per Denton County Plat checklist adjusted with City and County. • Blocking the flow of water or construction improvements in surface drainage
easements, and filling or obstructing the floodway is prohibited. • Neither City of Sanger nor Denton County will be responsible for any damage,
personal injury or loss of life or property occasioned by flooding or flooding
conditions. • The existing creeks or drainage channels traversing along or across the addition
will remain as open channels and will be maintained by the individual property
owners of the lot or lots that are traversed by or adjacent to the drainage courses
along or across the lots. Page 2 of 2
Informational Comments: (Do not need a response or action taken)
• This plat is in the City of Sanger ETJ. The City of Sanger has an interlocal
agreement with Denton County regarding platting, review of construction plans and
construction inspection. All City of Sanger as well as Denton County standards,
codes, and requirements shall apply with the more restrictive standard governing.
See City Code and DCSRR Sect. IV 11. • Any building permits shall be issued by Denton County. • Any proposed improvements in TXDOT ROW shall require TXDOT approvals. • All existing uses and no public improvements proposed. • The comments provided are not exhaustive. Additional comments may be
provided based on submittal of new information, submittal of information lacking
from previous submittals, resubmittals of plans, studies, reports, and with
subsequent Final Plat and civil construction plan submittals and reviews by both
the City of Sanger and Denton County. All proposed construction plans must meet
the more restrictive of all City of Sanger and Denton County regulations
irrespective of the review comments provided.
Page 13
PLANNING AND ZONING COMMISSION AGENDA MEMO
AGENDA ITEM NO.
AGENDA MEETING DATE: December 13, 2021
TO: John Noblitt, City Manager
FROM: Ramie Hammonds, Development Service Director
ITEM/CAPTION:
METZ/VIEW ADDITION PRELIMINARY PLAT
Consider a Preliminary Plat of Lots 123, Block A and Lots 124, Block B of Metz/View Addition, being 59.97 acres
of the William Mason Survey, Abstract Number 801, Denton County, Texas, located within the City of Sanger and it’s
ETJ, and generally located on the north east corner of Metz Rd and View Rd. (Hammonds)
AGENDA TYPE: Regular
ACTION REQUESTED: Approval
BACKGROUND:
The applicant is proposing to create a 59.97 acre Residential Subdivision located with the City of Sanger’s ETJ. The
development will consist of 47 residential lots, Block A, lots 123 and Block B lots 124. The applicant is dedicated
3.16 acres of RightofWay. The property will be served by Bolivar Water and will onsite septic. The preliminary plat
does NOT meet the Subdivision Ordinance. The applicant has requested 8 variances. In considering the preliminary
plat and variances the Planning & Zoning Board should take into consideration the health, safety and welfare of the
community and it’s citizens. The following are the requested variances:
10.105 General Plat Requirements, (3), Sidewalks and Bikeways
Request not to require sidewalks
10.106 Improvements, (c) Sidewalks
Request not to require sidewalks
10.106 Improvements, (b) Street Paving (1) (A) Concrete Curb and Gutter
Request to not have curb and gutter
10.106 Improvements, (b) Street Paving (2) (A) Residential/Local Street,
Residential/Estate Street and Alley Construction
Request to construct a Residential/Estate Street
10.106 Improvements, (d) Drainage and Storm Sewer Improvements
Request to use borrow ditches, driveway culverts, low water crossings and road
culverts in accordance with Denton County Subdivision Standards
10.106 Improvements, (d) Drainage and Storm Sewer Improvements, (12) Grading and
Drainage
Request to allow drainage patterns to remain similar to the natural drainage
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PLANNING AND ZONING COMMISSION AGENDA MEMOAGENDA ITEM NO.AGENDA MEETING DATE: December 13, 2021TO: John Noblitt, City ManagerFROM: Ramie Hammonds, Development Service DirectorITEM/CAPTION:METZ/VIEW ADDITION PRELIMINARY PLATConsider a Preliminary Plat of Lots 123, Block A and Lots 124, Block B of Metz/View Addition, being 59.97 acresof the William Mason Survey, Abstract Number 801, Denton County, Texas, located within the City of Sanger and it’sETJ, and generally located on the north east corner of Metz Rd and View Rd. (Hammonds)AGENDA TYPE: RegularACTION REQUESTED: Approval BACKGROUND:The applicant is proposing to create a 59.97 acre Residential Subdivision located with the City of Sanger’s ETJ. Thedevelopment will consist of 47 residential lots, Block A, lots 123 and Block B lots 124. The applicant is dedicated3.16 acres of RightofWay. The property will be served by Bolivar Water and will onsite septic. The preliminary platdoes NOT meet the Subdivision Ordinance. The applicant has requested 8 variances. In considering the preliminaryplat and variances the Planning & Zoning Board should take into consideration the health, safety and welfare of thecommunity and it’s citizens. The following are the requested variances:10.105 General Plat Requirements, (3), Sidewalks and BikewaysRequest not to require sidewalks10.106 Improvements, (c) SidewalksRequest not to require sidewalks10.106 Improvements, (b) Street Paving (1) (A) Concrete Curb and GutterRequest to not have curb and gutter10.106 Improvements, (b) Street Paving (2) (A) Residential/Local Street,Residential/Estate Street and Alley ConstructionRequest to construct a Residential/Estate Street10.106 Improvements, (d) Drainage and Storm Sewer ImprovementsRequest to use borrow ditches, driveway culverts, low water crossings and roadculverts in accordance with Denton County Subdivision Standards10.106 Improvements, (d) Drainage and Storm Sewer Improvements, (12) Grading and
Drainage
Request to allow drainage patterns to remain similar to the natural drainage
patterns, directing flows to and on to adjacent properties in a manner equivalent to
existing conditions and patterns and to provide drainage easements on site when
flows cross a second lot and proceed onto the third lot. The easements will start on
the third lot. Easements will not be required for offsite drainage unless the proposed
drainage conditions are not equivalent to existing; if point of discharges are created
where there is now sheet flow.
10.106 Improvements, (e) Water Systems
Water systems will be designed as a public water supply system in accordance with
the requirements of the Bolivar Water Supply Corporation (BWSC)
10.106 Improvements, (f) Sanitary Sewers
Sanitary sewer service will be provided as On Site Sanitary Sewer Facilities (OSSF)
as permitted by Denton County
LEGAL/BOARD COMMISSION RECOMMENDATIONS/CITIZEN NOTICE FEEDBACK:
N/A
FINANCIAL SUMMARY FUNDING/FISCAL IMPACT:
N/A
FUNDS:
N/A
STAFF RECOMMENDATION/ACTION DESIRED:
Staff recommends APPROVAL with the condition all comments are satisfied prior to City Council Approval and if the
Planning & Zoning Board finds the variances to be in the best interest of the community and citizens.
ATTACHMENTS:
Description Upload Date Type
Location Map 12/10/2021 Cover Memo
Application 12/10/2021 Cover Memo
Letter of Intent 12/10/2021 Cover Memo
Preliminary Plat 12/10/2021 Cover Memo
Review Comments 12/10/2021 Cover Memo
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2200 46
131231
59757
59579 5963 7
131233 5974 8
1312 34
113114
5964 6
5975 3
131236
5239 75
5974 5
7663 06
7508 57
59566
955988
METZ RD
VIEW RD
Source: Esri, DigitalG lobe, G eoE ye, E arthstar G eographics, CNES/AirbusDS, USDA, U SGS, AEX, Getm apping, Aerogrid, IG N, IG P, sw isstopo, andthe GIS User C omm unity
/Location Ex hibit: Metz /View AdditionNE View and Met z RoadProject: 21SANZ ON -0025
0 500 1,000250 Feet
DISC LA IME R :This map w as generat ed by G IS data prov idedby t he S anger G IS Depart ment. The City of Sanger does not guarantee t he correc tnes s oraccuracy of any feat ures on this m ap. T hese m approducts are f or illustration purpos es only andare not suitable for s ite-spec ific dec ision m aking.GIS dat a is subject t o c onstant c hanges , andmay not be com plete, acc urate or current.Date: 11/21/2021 3:54:59 PMDoc Name: 21SANZ O N-0025_Met zViewAddnCity L imits Exhibits
SubjectArea
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2415 N. Elm Street
Denton, TX 76201
Office: 940.380.9453
Fax: 940.380.9431
www.ae-grp.com
TBPE Firm #: 7898
P:\Projects\IRE2101 - NE Metz - View SFR\City Submittals\Preliminary Plat\Letter of Intent.docx Page 1 of 2
November 11, 2021
City of Sanger
Department of Development Services
Attn: Ramie Hammonds
201 Bolivar St.
Sanger, Tx 76266
Re: Proposed SF Development
Preliminary Plat
Letter of Intent
Request for Variances from the Subdivision Ordinance
AEG No: IRE2101
Dear Ms. Hammonds,
Project Description:
The developer is presenting a single-family residential development at the northeast corner of Metz Road
and View Road. It is within the extraterritorial jurisdiction (ETJ) of the City of Sanger.
The proposed development will create 47 lots with a minimum size of 1 acre.
It is desired to construct the development in generally in accordance with the City of Sangers regulations
for estate developments. However, estate developments require a minimum lot size of 1.5 acres.
Therefore, a number of variances are necessary.
Variance Requests:
Below is a list of the variances. As the review proceeds, additional variance needs may be identified.
• 10.105 General Plat Requirements, (3) (L), Sidewalks and Bikeways
o Request to not require sidewalks.
• 10.106 Improvements, ( c ) Sidewalks
o Request to not require sidewalks
• 10.106 Improvements, (b) Street Paving (1) (A) Concrete Curb and Gutter
o Request to not have curb and gutter.
• 10.106 Improvements, (b) Street Paving (2) (A) Residential/Local Street, Residential/Estate Street
and Alley Construction
Page 18
Page 2 of 2
o Request to construct a Residential/Estate Street.
• 10.106 Improvements, (d) Drainage and Storm Sewer Improvements
o Request to use borrow ditches, driveway culverts, low water crossings and road culverts
in accordance with Denton County Subdivision Standards.
• 10.106 Improvements, (d) Drainage and Storm Sewer Improvements, (12) Grading and Drainage
o Request to allow drainage patterns to remain similar to the natural drainage patterns,
directing flows to and on to adjacent properties in a manner equivalent to existing
conditions and patterns and to provide drainage easements on site when flows cross a
second lot and proceed onto the third lot. The easements will start on the third lot.
Easements will not be required for offsite drainage unless the proposed drainage
conditions are not equivalent to existing; if point discharges are created where there is
now sheet flow.
• 10.106 Improvements, (e) Water Systems
o Water systems will be designed as a public water supply system in accordance with the
requirements of the Bolivar Water Supply Corporation (BWSC).
• 10.106 Improvements, (f) Sanitary Sewers
o Sanitary sewer service will be provided as On Site Sanitary Sewer Facilities (OSSF) as
permitted by Denton County.
Contacts:
Lee Allison, P.E., applicant or Randall Smith, owner may be contacted regarding additional information
needed to consider this request.
We are confident that the City of Sanger will give reasonable and responsible consideration of this request.
We eagerly look forward to working with the City to help shape the future of Sanger.
Respectfully Submitted,
Allison Engineering Group
Lee Allison, P.E.
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DEVELOPMENT SERVICES
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
DATE: 12/01/2021
1st REVIEW COMMENTS – Preliminary Plat (Metz/View Addition)
Request is for a Preliminary Plat of Metz/View Addition Preliminary Platting Lots 1-23 Block A
and Lots 1-24 Block B being approximately 59.97 acres, prepared by KAZ Surveying and
submitted on 11/17/2021. Below are the comments that should be addressed prior to
recommendation to City Council for approval. Resubmit the revis ed plat along with a response
letter addressing all comments.
Planning Comments
Provide the following
1. Provide County Building Line
2. Provide existing sewer mains, water mains, drainage culverts or other underground
structures within the tract and immediately adjacent thereto with pipe sizes, grades,
locations and dimensions indicated.
3. Provide location of existing fire hydrants and fire lanes.
4. Provide Denton County Checklist.
5. Provide layout, names, and widths (from centerline to edge as well as from edge to edge)
of the proposed streets, fire lanes, drives, alleys and easements.
6. The layout, numbers, set-back lines, and approximate dimensions of proposed lots, blocks,
parks, etc.
7. Location of proposed fire hydrants and fire lanes
8. USPS Postmaster approved location of mailboxes.
9. Proposed building lines with square footage and proposed use.
10. Provide table showing the following information:
Listing of the lots with square footage, and associated lot widths at the front
building line.
11. Approval Block:
The following notice shall be placed on the face of each preliminary plat by the subdivider:
“Preliminary Plat for Review Purposes Only”
The following certificates shall be placed on the preliminary plat by the subdivider:
Approved for Preparation of Final Plat
________________________________ ___________________
City of Sanger, TX Date
Planning & Zoning Commission
Page 22
DEVELOPMENT SERVICES
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
Informational Comments
1. The property is located within the City of Sanger’s ETJ.
2. The Preliminary Plat will be scheduled for Planning and Zoning (P&Z) Commission
meeting on Monday, December 13, 2021, and for City Council meeting on Monday January
3, 2021.
Engineering Comments Attached
Drainage Comments are delayed and will be sent separately.
Page 23
3803 Parkwood Blvd. Suite 800
Frisco, Texas 75034
(214) 618-4570
Fax (214) 739-0095
November 30, 2021
AVO 37449.004
Ms. Ramie Hammonds
Development Services Director/Building Official
City of Sanger
201 Bolivar Street
P.O. Box 1729
Sanger, Texas 76266
Re: Preliminary Plat for Metz/View Addition
First Review
Dear Ms. Hammonds,
Halff Associates, Inc. was requested by the City of Sanger to provide a first review of the
Preliminary Plat for Lots 1-23, Block A and 1-24, Block B in Metz/View Addition. The
purpose of the preliminary plat is to subdivide a single lot into forty-seven (47) residential
lots. The proposed subdivision is located within the ETJ of the City of Sanger at the
intersection of View Road and Metz Road. The preliminary plat was prepared by KAZ
Surveying, Inc. and is dated November 11, 2021.
This replat is in the City of Sanger ETJ. The City of Sanger has an interlocal agreement
with Denton County regarding platting, review of construction plans and construction
inspection. All City of Sanger and well as Denton County standards, codes, and
requirements shall apply with the more restrictive standard governing. See City Code and
DCSRR Section IV, Paragraph 11.
We have completed our review of the plans and have the following comments:
General Comments:
1. Engineering plans are required for the necessary infrastructure to support the
subdivision per City ordinance 10.106 and 10.105(3). Provide roadway, drainage, and
utility plans for the proposed subdivision for review. Include any additional easements
(if necessary). Additional comments may be forthcoming after receipt and review.
2. Drainage design shall utilize Denton County drainage criteria. Drainage comments
shall be provided separately from this review.
3.
statement per DCSRR Section VI, Paragraph 17 must be included in the notes on the
plat.
4. Specify zoning district on the plat. All setbacks must be shown on the plat for front,
rear, and side lot lines per zoning district requirements. 10.104(c)(11)(6)
Page 24
Ms. Ramie Hammonds
November 30, 2021
Page 2 of 2
5. Per 10.105(1)(I)(iv) Estate sections may only be utilized in lots with a minimum
acreage of 1 ½ acres. Higher density lots do not meet criteria for rural sections.
Roadway must meet City criteria per 10.106(b)(2)(A) which requires concrete streets
with a 31-foot back to back width 10.106(b)(3)(A)(i). All requirements of
Residential/Local roadway criteria must be met.
6. Sidewalks are required for Residential/Local streets per 10.106(c). Provide details for
pedestrian access with paving plans and cross-sections 10.104(c)(14).
7. Provide existing contours on the Preliminary Plat per 10.104(c)(10)(D).
8. Show corner clips as required for all intersections per 10.104(c)(11)(D).
9. Provide will-serve letter for all utilities (public and private) DSCRR Section IV,
paragraph 9.
10. Show locations for all existing water mains and storm drain culverts (if any) with sizes
and particulars noted per 10.104(c)(10)(c).
11. Include locations of proposed fire hydrants with utility plans per 10.104(c)(11)(11).
12. Update the approval block to be for a Preliminary Plat.
13. Per the City s Future Land Use Map, the subject tract is zoned as Rural Residential
which requires larger lot sizes. What is proposed zoning district for the subdivision?
Add to plat.
The Engineer/Owner shall revise the replat and provide construction plans to address the
above-stated comments. If you have any questions or need additional information, please
do not hesitate to call me at (817) 764-7467.
Sincerely,
HALFF ASSOCIATES, INC.
TBPELS Firm No. 312
Leigh A. Hollis, P.E.
Attachments: Markups
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ENGINEERING
940.458.2059 | 201 Bolivar St. |PO Box 1729 | Sanger, TX 76226 | www.sangertexas.org
facebook.com/SangerTexas @CityofSanger
Memorandum
To: Ramie Hammonds, Dir. of Development Services
Leigh Hollis, P.E., V.P. Halff Associates
From: Tracy A. LaPiene, P.E., CFM, City Engineer
Date: 12/01/2021
Re: 21SANZON-0025 Metz-View NEC PP
Engineering Review (Cursory)
An application for a Preliminary Plat Metz/View Addition was submitted for review on 11/17/21.
The Engineering Department is utilizing Halff Associates to assist with a 3rd Party Engineering Review of the
Preliminary Plat. A $3000.00 deposit is required to be received prior to Engineering review of this project.
The Engineering Department has performed a cursory review of the project only, and request that the
following comments be addressed in any 3rd party review comments prior to sending to applicant.
Abbreviations used
IC: Informational Comment – No response requested at current time
FC: Follow-Up Comment based on resubmittal or detailed review
RC: Repeat Comment – Not adequately addressed
NC: New Comment not previously expressed
Code: City of Sanger Code of Ordinances
DCSRR: Denton County Subdivision Rules & Regulations
IC: This plat is in the City of Sanger ETJ. The City of Sanger has an interlocal agreement with Denton
County regarding platting, review of construction plans and construction inspection. All City of
Sanger as well as Denton County standards, codes, and requirements shall apply with the more
restrictive standard governing. See City Code and DCSRR Sect. IV 11.
Submittals for preliminary plats shall include plans, documents, and information adequate for the
review of the provision of public improvements to the properties involved. This includes but is not
limited to streets, water service, wastewater service, franchise utilities, street lighting, and
stormwater detention (ex: preliminary drainage plan [plan], preliminary utility plans, floodplain
study, traffic impact study, etc.).
Following approval of a Preliminary Plat, Final Plat along with Civil Construction plans will need to
be submitted to the City for review. The Final Plat and civil construction plans shall be reviewed
under separate tracks. Following civil construction plan review and approval by the City of Sanger,
the civil plans will also need to be reviewed and approved by Denton County prior to release for
construction. Associated development agreements and bonding may be required.
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The Final Plat will need to be approved by City Council. If during civil plan review by both City of
Sanger and subsequently Denton County, any changes that will need to be reflected on the final
plat may require final plat to go back to Planning and Zoning and City Council for review.
Public improvements associated with this development will be required to be constructed prior to
the plat being filed and 2-year maintenance period by the developer to begin. Following the 2-year
maintenance period, the City and Denton County shall review public improvements and determine
if the County will assume maintenance responsibility for public improvements.
The following comments should be addressed prior to any recommendation by staff for approval of the
preliminary plat.
Please resubmit the revised plat along with a comment response letter reflecting how each item has been
addressed. The civil construction plans may be submitted at any time and may be reviewed concurrently
with final plat resubmittal.
1. Denton County Plat checklist also required to be submitted.
2. Ensure all appropriate text is included with both City and County checklists and as required.
3. Preliminary Plat submittal also to be submitted to Denton County by Sanger Development Services
for cursory review. City comments when prepared shall also be submitted to County.
4. Per City Plat application checklist and Sanger Code Section 10.104 (c) items shall be included with
preliminary plat application.
a. Existing features to be shown on preliminary plat
b. Show ownership info for all adjacent properties.
c. See new feature requirements remaining to be shown.
d. Provide lot table with square footage of each lot.
e. Submittals for preliminary plats shall include plans, documents, and information adequate
for the review of the provision of public improvements to the properties involved. This
includes but is not limited to streets, water service, wastewater service, franchise utilities,
street lighting, and stormwater detention (ex: preliminary drainage plan [plan], preliminary
utility plans, floodplain study, traffic impact study, etc.).
5. Verify if any other variances are required based upon Engineer/Developer response to comments.
6. IC: HOA will be required for street light maintenance and costs.
7. ROW dedication:
a. Sanger Meadows Phases 1 & 2 plats to west of Metz Rd have been filed. Show Metz Rd
ROW on west side of Metz Rd and demonstrate that a minimum of 80.0’ for Street ROW is
provided for Metz Rd. Refer to Denton County Thoroughfare Plan 4/18/17
b. Metz Rd and View Rd per DC Thoroughfare Plan both proposed Minor Arterial 4 Lane
Undivided/3 Lane which requires 80’ to 100’ of ROW.
8. Layout:
a. It appears that developer has proposed layout split into 2 access points to keep the lot
count below 30 lots and avoid requirements of 2018 IFC Section D107. However, per 2018
D103.4 as the overall length of dead-end fire apparatus road is in excess of 750’, (1300’+)
special approval is required. City had previously stated in DRC meeting that City would not
support approval and required the development to have to streets to be interconnected.
b. Per DCSRR a 16’ wide utility easement is required. This will be required outside of any
exclusive 10’ BWSCE. BWSCE will need to be outside of the public UE.
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c. If drainage cannot be contacted in the ROW during 1% event, then additional drainage
easement shall be required. Can make 16’ UE a 16’ DUE.
d. Any deviation from required easements shall require a variance from City Council.
e. DC requires building setbacks to be shown on plat.
f. Per 10.105(6)(B) City blocks shall not exceed 1,000 feet. A variance would be required.
g. 30’x30’ site visibility easements required at all intersections.
h. Sanger City Code Sec.10.105(1)(L) Cul-de-sacs in residential additions shall not be longer
than six hundred feet (600'). Streets to far cul-de-sacs exceed 600’ dead end limit. Variance
required and not supported by Engineering.
i. Additional utility easements required outside of ROW along perimeter streets.
j. Variance required to allow bar ditches; City Code only allowed with 1.5 ac lots min.
k. Any easements along common lot lines shall be placed on 1 lot. City min UE width 15’ DC
min width use 16’.
l. Cul-de-sac radii may be insufficient. (See comment roadway below)
9. Roadway:
a. Provide exhibit showing width of adjacent street pavements. Per DC Thoroughfare Plan pg
37 pavement widths 3 lane rural 40’ wide min, 4 lanes 48’ min, pg. 43 graphic shows 44’-46’
min.
b. Provide typical proposed street section for development.
c. Development is located in Denton County and not within City of Sanger corporate limits.
Therefore, it is not subject to City of Sanger Roadway Impact Fees. However, as Denton
County does not have calculated monetary impact fees, the impact to the Denton County
infrastructure system based on development proportionality shall be considered the costs
of construction of 50% of the fully developed width of adjacent Metz Rd and View Rd to the
Minor Arterial 4 Lane Undivided/3 Lane section of the Denton County thoroughfare plan, in
addition to any required ROW dedication.
The cost of 50% of the adjacent full sections of roadway may be applied to other Denton
County infrastructure projects in lieu of adjacent roadway construction if desired by
developer and approved by City and County. Applicable developers or subdividers
agreement with City and County may be required.
d. Traffic Impact Analysis has not been provided with Preliminary Plat application. As required
with DCSRR and may be required per City checklist per Code above, City reserves the right
to require TIA with Final Plat if City or County deems necessary.
e. Any request for waiver or variance from adjacent street improvements shall require a
traffic impact analysis to be conducted to evaluate proposed impacts of development on
City and County roadway system and identify any intersection improvements required to
support development.
f. Informational comment: Per County Subdivision Rules & Regulations, when a proposed
subdivision of land abuts both sides of an existing road, street, highway, or drainage
easement that is substandard according to the current Denton County Standard
Specifications, the developer shall be required to improve the existing road and drainage to
Denton County standards.
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g. Residential/Estate street paving shall be a minimum of twenty-eight feet (28') in width,
measured from edge to edge of pavement.
h. City code has 81’ min cul-de-sac pavement outside diameter, and County 80’. However,
development is subject to all City and County requirements including 2018 International
Fire Code. The minimum pavement outside diameter shall be per 2018 IFC radii Figure
D103.1 at 96’ diameter.
10. Drainage
a. Verify inside diameter of all pipes at View & Metz intersections. (May need to get down and
measure I.D. part of pipe past any damaged end.
b. Evaluate drainage Sanger Meadows development as well as existing facilities crossing View
Rd & Metz Rd and in Street ROW. There is existing flooding issues downstream south of
Metz Rd. There is also pipe crossing View Rd from south to north on east side of Metz Rd.
Verify if additional drainage areas contributing when evaluating pipe crossings.
c. No increase in run-off will be allowed without addressing downstream impacts.
d. Verify title of Proposed drainage area map, labeled existing.
e. Please review requested drainage variance request.
i. Drainage easements starting on 3rd lot rather than 2nd?
ii. County has in past not allowed low water crossings for public drainage. If lot
shedding toward street and crossing drives not allowed. May need to revive
recommendation for any variance.
f. How if flow going to be directed to detention pond without easements?
g. All drainage easements and detention pond responsibility of property owner or HOA, not
City or County.
Please add additional language on plat
h. Drainage channels along View Rd & Metz Rd to be reconstructed with development.
i. Additional language required to be added to plat or incorporated regarding detention
pond. See Sanger Meadows Phase 1 plat.
j. Additional drainage comments will be forthcoming with separate review.
k. Detention. Per County:
It is the responsibility of all new development to assess downstream conditions and
determine the likelihood that an adverse impact will be created. Where downstream
conditions warrant, it will be the developer’s responsibility to mitigate for increased peak
discharge and increased erosion potential for 2, 5, 10, 25 and 100 return event storms.
Provide analysis & any justifications. Need to ensure no adverse downstream impacts.
Cannot release more than existing if any downstream impacts. (Includes smaller pipes
downstream).
County Experiencing downstream flooding now. An assessment will need to be provided to
determine level of detention, culvert replacements or improvements required. The
proposed runoff to drainage area at culvert “3” is twice existing. County requirement is no
increase in runoff leaving site. May need to detain to all storm events.
l. Any stormwater from public streets directed across lots shall require dedicated drainage
easements.
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m. Drainage from streets and cul-de-sacs east will need to be in dedicated drainage easements
and sheet flow will need to be provided at eastern limits of property. If not then drainage
easements will be required on adjacent property accepting concentrated and developed
flows. Neither City nor County responsible for maintenance of drainage easements. Des to
be maintained by HOA or property owners.
n. Barrow ditch design is required to meet DCSRR (see DCSRR pg 40); 4:1 side slope in ditches,
1% storm event in ditches and 1’ freeboard all street cross culverts. As ditches shall
maintain a minimum of 30” depth, additional drainage easement will most likely be
needed.
City preference would be for required utility easements to be located behind drainage
easement to keep utilities out of drainage. However, City and County will allow a Drainage
and Utility Easement (DUE) min of 16’ wide or more as needed to keep 1% events in
drainage channel.
o. IC: Final Plat requirement that minimum driveway culverts be designed for each lot and 1%
flow in barrow ditches shall be required including any driveway culvert HW effects.
11. Utilities
a. Fire hydrants shall be required for water quality (flushing) requirements.
b. Water lines and system will be required per City standards to provide for fire requirements
to be met in future. City req’d 8” mains and hydrants (painted black)
Water system will need to be looped, no long dead ends. Therefore, additional easements
will be required across lots with current configuration. A min of 15’ wide UE will be
required and be placed on one side of shared lot lines, not split.
c. IC: Street Lighting shall be required within easement and maintained by H.O.A.. Lighting
Plan submittal may be made with Civil Construction Plan at time of or prior to Final Plat
submittal.
The comments provided are not exhaustive. Additional comments may be provided based on submittal of
new information, submittal of information lacking from previous submittals, resubmittals of plans, studies,
reports, and with subsequent Final Plat and civil construction plan submittals and reviews by both the City
of Sanger and Denton County. All proposed construction plans must meet the more restrictive of all City of
Sanger and Denton County regulations irrespective of the review comments provided.
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